PC17-314 EXHIBIT “1”
Conditions of Approval for
Tentative Tract Map No. 29835
per Extension of Time No. 2016-117 Extension of
Time No. 2017- 139 and Minor Change No. 2016-
103
Section I: Conditions applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Public Works and Engineering Conditions of
Approval
Section IV: Riverside County Fire Department
Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Section VI: Community Services Department Conditions
of Approval
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Section I:
Conditions Applicable to all
Departments
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General Conditions
1. Definitions. The words identified in the following list that appear in all capitals in the
attached conditions of Tentative Tract Map No. 29835 shall be henceforth defined as
follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all
mean the Permittee of this project.
TENTATIVE MAP = Tentative Tract Map No. 29835 Pages 1-13 dated May
18, 2017.
UNIT PHASING MAP= Unit Phasing Map No. 2016-010 dated May 18, 2017.
EXHIBIT L= Conceptual Landscaping Plan for Minor Change 2016-103 dated
May 18, 2017.
EXHIBIT W = Conceptual Wall and Fence Plan for Minor Change 2016-103
dated May 18, 2017
FINAL MAP = Final Map or Parcel Map for the TENTATIVE MAP whether
recorded in whole or in phases.
2. Project Description. The subdivision hereby permitted consists of the development
of 514 single family residential lots with a minimum lot size of 5,000 sq. ft. and
includes a 9.17 acre park at Lot “O”, three water quality basins with a combined area
of 5.97 acres and 14 open space Lots with a combined area of 81.70 acres. A unit
phasing map allows for the map to be recorded in two phases. Phase 1 is comprised
of Lots 1 through 80 and Phase 2 is comprised of Lots 81 through 514.
3. Indemnification. Applicant/developer shall indemnify, defend, and hold harmless the
City of Menifee and its elected city council, appointed boards, commissions,
committees, officials, employees, volunteers, contractors, consultants, and agents
from and against any and all claims, liabilities, losses, fines, penalties, and
expenses, including without limitation litigation expenses and attorney’s fees, arising
out of either the City’s approval of the Project or actions related to the Property or the
acts, omissions, or operations of the applicant/developer and its directors, officers,
members, partners, employees, agents, contractors, and subcontractors of each
person or entity comprising the applicant/developer with respect to the ownership,
planning, design, construction, and maintenance of the Project and the Property for
which the Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification agreement with
the City. The indemnification agreement shall be substantially the same as the form
agreement currently on file with the City.
4. Ninety (90) Days to Protest. The land divider has ninety (90) days from the date of
approval of these conditions to protest, in accordance with the procedures set forth in
Government Code Section 66020, the imposition of any and all fees, dedications,
reservations and/or other exactions imposed on this project as a result of the
approval or conditional approval of this project.
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5. Newly Incorporated City. The City of Menifee is a new City incorporated on
October 1, 2008; the City is studying and adopting its own ordinances, regulations,
procedures, processing and development impact fee structure. In the future the City
of Menifee will identify and put in place various processing fees to cover the
reasonable cost of the services provided. The City also will identify and fund
mitigation measure under CEQA through development impact fees. The developer
understands and agrees to pay such fees.
Such fees may include but are not limited to processing fees for the costs of
providing planning services when development entitlement applications are
submitted, which fees are designed to cover the full cost of such services, and
development impact fees to mitigate the impact of the development proposed on
public improvements. To the extent that Menifee may develop future financing
districts to cover the costs of maintenance of improvements constructed by
development, Developer agrees to petition for formation of, annexation to or
inclusion in any such financing district and to pay the cost of such formation,
annexation or inclusion.
6. Expiration Date. The conditionally approved TENTATIVE MAP shall expire three
(3) years after the Riverside County Board of Supervisor’s original approval date,
unless extended as provided by Ordinance No. 460 or Subdivision Map Act. Action
on a minor change and/or revised map request shall not extend the time limits of the
originally approved TENTATIVE MAP. The approval of the original map occurred on
August 29, 2006. Under this current approval Extension of Time 2016-117 extends
the life of the map to August 29, 2017 and Extension of Time 2017-139 extends the
life of the Map to August 29, 2018. The applicant can apply for up to three (3)
additional one-year time extension under the current City Ordinance.
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Section II:
Community Development
Department
Conditions of Approval
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General Conditions
7. Map Act Compliance. This land division shall comply with the State of California
Subdivision Map Act and to all requirements of Ordinance No. 460, Schedule A,
unless modified by the conditions listed herein.
8. No Offsite Subdivision Signage. No offsite subdivision signs advertising this land
division/development are permitted, other than those allowed under Menifee
Municipal Code 9.76. Violation of this condition of approval may result in no further
permits of any type being issued for this subdivision until the unpermitted signage is
removed.
9. Residential Design Standards. The design standards for the subject parcels are as
follows:
a. Lots created by this map shall conform to the design standards of the R-4 and
R-5 zone.
b. The front yard setback is 20 feet.
c. The side yard setback is 5 feet, except that side yard areas may be reduced if
the dwelling units are arranged so that the party wall is on the lot line.
d. The rear yard setback is 10 feet, except where a rear yard abuts a street, then
the setback shall be the same as the front yard setback, in accordance with
Section 21.77 of Ordinance No. 348.
e. The minimum lot width for lots 7200 square feet or greater is 65 feet with an
average of 70 feet. For lots less than 7200 square feet, the minimum lot width
is 50 feet with a minimum of fifty percent having road frontages of fifty-five
feet.
f. One family residences shall not exceed 40 feet in height.
g. The minimum parcel size is 5,000 square feet.
h. No more than 50% of the lot shall be covered by structure.
i. Residential driveway approaches shall be a minimum of 12 feet and a
maximum of 30 feet in width, and 20 feet of full height curb is required
between driveways within any one property frontage, in accordance with Ord.
No. 461, Standard No. 207.
10. Design Guidelines. The land divider shall comply with the Countywide Design
Standards and Guidelines adopted by the Board of Supervisors January 13, 2004.
11. No Off-Highway Vehicle Use. No off-highway vehicles shall be allowed on any
parcel or open space area located within the boundaries of this land division map.
12. Minor Plot Plans Required. For each of the below listed items, a minor plot plan
application shall be submitted and approved by the Community Development
Department pursuant to Section 18.30.a. (1) of County Ordinance No. 348 (Plot
Plans not subject to the California Environmental Quality Act) along with the current
fee.
1) Final Site Development Plan for each phase of development.
2) Model Home Complex Plan shall be filed and approved for each phase if
models change between phases. A final site of development plot plan
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must be approved prior to approval, or concurrent with a Model Home
Complex Plan.
3) Landscaping Plan for typical front yard/slopes/open space/parks. These
three plans may be applied for separately for the whole tract or for
phases.
4) Each phase shall have a separate wall and fencing plan.
5) Entry monument plan.
NOTE: The requirements of the above plot plans may be accomplished as one,
or, any combination of multiple plot plans required by these conditions of
approval. However, each requirement shall be cleared individually with the
applicable plot plan condition of approval in the prior to Building Permit
issuance conditions.
Landscaping plans totally in the road right-of-way shall be submitted to the
Engineering and Public Works Department only.
13. Construction Hours. Any construction within the city located within one-fourth mile
from an occupied residence shall be permitted Monday through Saturday, except
nationally recognized holidays, 6:30 a.m. to 7:00 p.m. There shall be no construction
permitted on Sunday or nationally recognized holidays unless approval is obtained
from the City Building Official or City Engineer.
14. Reclaimed Water. The permittee shall install purple pipes and connect to a
reclaimed water supply for landscape watering purposes when secondary or
reclaimed water is made available to the site as required by Eastern Municipal Water
District.
15. Park Improvement Notification. Adequate notification shall be provided to any
home builder or any other buyer of individual phases of the TENTATIVE MAP that
certain parks are required to be constructed or improved with the construction of
each phase per the conditions of this project.
16. Comply with Ordinance 2009-24
All lighting shall comply with any applicable provisions of City of Menifee Ordinance
No. 2009-24.
FEES
17. Subsequent Submittals. Any subsequent submittals required by these conditions of
approval, including but not limited to grading plan, building plan or mitigation
monitoring review, shall be reviewed on an hourly basis (research fee), or other such
review fee as may be in effect at the time of submittal, as required by Resolution No.
13-320 (Cost of Services Fee Study), or any successor thereto. Each submittal shall
be accompanied with a letter clearly indicating which condition or conditions the
submittal is intended to comply with.
ARCHEOLOGY/PALEONTOLOGY
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18. Human Remains. If human remains are encountered, State Health and Safety Code
Section 7050.5 states that no further disturbance shall occur until the Riverside
County Coroner has made the necessary findings as to origin. Further, pursuant to
Public Resource Code Section 5097.98(b) remains shall be left in place and free
from disturbance until a final decision as to the treatment and disposition has been
made. If the Riverside County Coroner determines the remains to be Native
American, the Native American Heritage Commission shall be contacted within the
period specified by law (24 hours). Subsequently, the Native American Heritage
Commission shall identify the "most likely descendant." The most likely descendant
shall then make recommendations and engage in consultation concerning the
treatment of the remains as provided in Public Resources Code Section 5097.98.
Human remains from other ethnic/cultural groups with recognized historical
associations to the project area shall also be subject to consultation between
appropriate representatives from that group and the Property Owner.
19. Inadvertent Archeological Find.
If during ground disturbance activities, unique cultural resources are discovered that
were not assessed by the archaeological report(s) and/or environmental assessment
conducted prior to project approval, the following procedures shall be followed.
Unique cultural resources are defined, for this condition only, as being multiple
artifacts in close association with each other, but may include fewer artifacts if the
area of the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representative(s) and the archaeologist, a
decision shall be made, with the concurrence of the Community
Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
iii. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to
the appropriate mitigation.
iv. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring
Agreements entered into with the appropriate tribes. This may include
avoidance of the cultural resources through project design, in-place
preservation of cultural resources located in native soils and/or re-burial
on the Project property so they are not subject to further disturbance in
perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the
preferred method of preservation for archaeological resources and
cultural resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or cultural resources,
these issues will be presented to the City Community Development
Director for decision. The City Community Development Director shall
make the determination based on the provisions of the California
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Environmental Quality Act with respect to archaeological resources,
recommendations of the project archeologist and shall take into account
the cultural and religious principles and practices of the Tribe.
Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
20. Inadvertent Paleontological Find. Should fossil remains be encountered during
site development:
1) All site earthmoving shall be ceased in the area of where the fossil
remains are encountered. Earthmoving activities may be diverted to
other areas of the site.
2) The applicant shall retain a qualified paleontologist approved by the
County of Riverside.
3) The paleontologist shall determine the significance of the encountered
fossil remains.
4) Paleontological monitoring of earthmoving activities will continue
thereafter on an as-needed basis by the paleontologist during all
earthmoving activities that may expose sensitive strata. Earthmoving
activities in areas of the project area where previously undisturbed strata
will be buried but not otherwise disturbed will not be monitored. The
supervising paleontologist will have the authority to reduce monitoring
once he/she determines the probability of encountering any additional
fossils has dropped below an acceptable level.
5) If fossil remains are encountered by earthmoving activities when the
paleontologist is not onsite, these activities will be diverted around the
fossil site and the paleontologist called to the site immediately to recover
the remains.
6) Any recovered fossil remains will be prepared to the point of identification
and identified to the lowest taxonomic level possible by knowledgeable
paleontologists. The remains then will be curated (assigned and labeled
with museum* repository fossil specimen numbers and corresponding
fossil site numbers, as appropriate; places in specimen trays and, if
necessary, vials with completed specimen data cards) and catalogued, an
associated specimen data and corresponding geologic and geographic
site data will be archived (specimen and site numbers and corresponding
data entered into appropriate museum repository catalogs and
computerized data bases) at the museum repository by a laboratory
technician. The remains will then be accessioned into the museum*
repository fossil collection, where they will be permanently stored,
maintained, and, along with associated specimen and site data, made
available for future study by qualified scientific investigators.
*The City of Menifee must be consulted on the repository/museum to receive the
fossil material prior to being curated.
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LANDSCAPING
21. Landscaping. All plant materials within landscaped common areas shall be
maintained in a viable growth condition throughout the life of this permit. To ensure
that this occurs, the Community Development Department shall require inspections
in accordance with the Community Development Department’s landscaping installed
and inspected conditions.
22. Interim Landscaping. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and/or blow sand nuisance and shall be either
planted with interim landscaping or provided with other wind and water erosion
control measures as approved by the Community Development Department and the
South Coast Air Quality Management District (SCAQMD).
23. Front and Side Yard Landscaping Maintenance Responsibility. The owners of
each individual lot shall be responsible for maintaining all landscaping between the
curb of the street and the proposed sidewalk and side yard landscaping between the
curb of the street and proposed fencing, unless the landscaping is included within a
separate common lot maintained by an HOA or other entity acceptable to the City of
Menifee.
24. Landscape Maintenance. The land divider, or any successor-in-interest to the land
divider, shall be responsible for maintenance and upkeep of all slopes, landscaped
areas and irrigation systems within the land division until such time as those
operations are the responsibility of a property owner’s association, or any other
successor-in-interest.
Prior to Phasing
25. Preliminary Phase Grading. Prior to the approval of an application for a division
into units or phasing plan for the TENTATIVE MAP, a conceptual grading plan
covering the entire TENTATIVE MAP shall be submitted to the City of Menifee
Community Development Department for review and approval. The preliminary
grading plan shall comply with the following:
1) Techniques which will be used to prevent erosion and sedimentation
during and after grading process shall be depicted and documented.
2) Approximate time frames for grading and areas which may be graded
during the higher probability rain months of January through March shall
be identified.
3) Preliminary pad and roadway elevations shall be depicted.
4) Areas where temporary grading occurs on any phase other than the one
being graded for development at a particular time shall be identified.
The approved preliminary grading plan shall be provided to the Building and
Safety – Plan Check Division and shall be used as a guideline for subsequent
detailed grading plans for individual units or phases of the TENTATIVE MAP.
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26. Lot Access/Unit Plans. Any division into units or phasing of the TENTATIVE MAP
shall provide for adequate vehicular access to all lots in each unit or phase, and shall
substantially conform to the intent and purpose of the land division approval. No
approval for any number of units or phases is given by this TENTATIVE MAP and its
conditions of approval, except as provided by Section 8.3 (Division into Units) of
Ordinance No. 460.
Prior to Final Map
27. Final Map Required. After the approval of the TENTATIVE MAP and prior to the
expiration of said map, the land divider shall cause the real property included within
the TENTATIVE MAP, or any part thereof, to be surveyed and a FINAL MAP thereof
prepared in accordance with the current Engineering Department - Survey Division
requirements, the conditionally approved TENTATIVE MAP, and in accordance with
Article IX of Ordinance No. 460.
28. Licensed Surveyor. The FINAL MAP shall be prepared by a licensed land surveyor
or registered civil engineer.
29. Surveyor Checklist. The City Engineering Department - Survey Division shall
review any FINAL MAP and ensure compliance with the following:
A. All lots on the FINAL MAP shall be in substantial conformance with the
approved TENTATIVE MAP relative to size and configuration.
B. All lots on the FINAL MAP shall have a minimum lot size of 5,000 square
feet net.
C. All lot sizes and dimensions on the FINAL MAP shall be in conformance
with the development standards of the R-4 and R-5 zone, and with the
Comprehensive General Plan.
D. All lots on the FINAL MAP shall comply with the length to width ratios, as
established by Section 3.8.C. of County Ordinance No. 460.
E. All knuckle or cul-de-sac lots shall have a minimum of 35 feet of frontage
measured at the front lot line.
F. The common open space area shall be shown as a numbered lots on the
FINAL MAP.
30. ECS. The land divider shall prepare an Environmental Constraints Sheet (ECS) in
accordance with Section 2.2. E. & F. of Ordinance No. 460, which shall be submitted
as part of the plan check review of the FINAL MAP. A note shall be placed on the
FINAL MAP “Environmental Constraint Sheet affecting this map is on file at the City
of Menifee Public Works and Engineering Department, in E.C.S Book ___, Page
___.
31. ECS Note on Dark Sky Lighting. The following Environmental Constraints Note
shall be placed on the ECS:
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"This property is subject to lighting restrictions as required by Menifee
Municipal Code Chapter 6 (Ordinance No. 2009-024), which are intended
to reduce the effects of night lighting on the Mount Palomar Observatory.
All proposed outdoor lighting systems shall be in conformance with
Menifee Municipal Code Chapter 6.”
32. ECS Note Archeological. The following Environmental Constraints Note shall be
placed on the ECS:
"County Archaeological Report no. PD-A-03501 was prepared for this
property on March 12, 2002 by Brian F. Smith and Associates and is on
file at the County of Riverside Planning Department. The property is
subject to surface alteration restrictions based on the results of the
report.”
33. ECS Note Rockfall. An environmental constraints sheet (ECS) shall be prepared for
this project. The ECS shall indicate the area of the project site that is subject to
potential rockfall. In addition, a note shall be placed on the ECS as follows:
"Portions of this site, as delineated on this ECS map and as indicated in
County Slope Stability Report (SSR) No. 685, contain areas of potential
rockfall hazards. These areas must be assessed by the project
engineering geologist and/or geotechnical engineer and appropriately
mitigated during site grading. All slopes must be maintained by the
property owner to protect against erosion and future potential rockfall."
34. Maintenance Exhibit. Prior to map recordation, the developer shall prepare an
exhibit that shows all open space lots within the tract and the maintenance entity for
each lot. The exhibit shall be reviewed and approved by the Community
Development Department and Public Works and Engineering Department.
35. Common Area Maintenance. Any common areas identified in the TENTATIVE
MAP shall be owned and maintained as follows:
a. A permanent master maintenance organization shall be established for
the tentative tract map area, to assume ownership and maintenance
responsibility for all common recreation, open space, circulation systems
and landscaped areas. The organization may be public (anticipated to
be CFD) or private (e.g., homeowners’ association). Merger with an
area-wide or regional organization shall satisfy this condition provided
that such organization is legally and financially capable of assuming the
responsibilities for ownership and maintenance. If the organization is a
private association, then neighborhood associations shall be established
for each residential development, where required, and such associations
may assume ownership and maintenance responsibility for
neighborhood common areas.
b. Unless otherwise provided for in these conditions of approval, common
open areas shall be conveyed to the maintenance organization as
implementing development is approved or any subdivision, as recorded.
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c. The maintenance organization shall be established prior to or concurrent
with the recordation of the first land division.
36. Conditions, Covenants and Restrictions (Public Common Areas). If the
permanent master maintenance organization referenced in the condition entitled
"Common Area Maintenance" is a public organization, the applicant shall convey to
the public organization (anticipated to be CFD) fee simple title, to all common open
space areas, free and clear of all liens, taxes, assessments, leases (recorded or
unrecorded) and easement, except those easements which in the sole discretion of
the public organization are acceptable. The common areas anticipated to be owned
and maintained by a public organization include, but are not limited to parks, paseos,
and expanded parkway landscaping.
As a condition precedent to the public organization accepting title to such
areas, the applicant shall submit the following documents to the City of Menifee
Community Development Department for review along with the current fee,
which shall be subject to the approval of that department and the City Attorney:
1. A signed and notarized declaration of covenants, conditions and
restrictions; and,
2. A sample document, conveying title to the purchaser, of an individual lot
or unit which provides that the declaration of covenants, conditions and
restrictions is incorporated therein by reference; and,
3. A deposit equaling three (3) hours of the current hourly fee for Review of
Covenants, Conditions and Restrictions established pursuant to the City’s
fee schedule at the time the above referenced documents are submitted
to the Community Development Department for review by the City
Attorney.
The declaration of covenants, conditions and restrictions submitted for review
shall a) provide for a minimum term of sixty (60) years, b) provide for the
establishment of a property owners' association comprised of the owners of
each individual lot or unit as tenants in common, and c) contain the following
provisions verbatim:
"Notwithstanding any provision in this Declaration to the contrary, the
following provisions shall apply:
The property owners' association established herein shall, if dormant, be
activated, by incorporation or otherwise, at the request of the City, and
the property owners' association shall unconditionally accept from the City
of Menifee, upon the City’s demand, title to all or any part of the 'common
area', more particularly described on Exhibit 'A' attached hereto. The
decision to require activation of the property owners' association and the
decision to require that the association unconditionally accept title to the
'common area' shall be at the sole discretion of the City
In the event that the 'common area', or any part thereof, is conveyed to
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the property owners' association, the association, thereafter, shall own
such 'common area', shall manage and continuously maintain such
'common area', and shall not sell or transfer such 'common area' or any
part thereof, absent the prior written consent of the Community
Development Director of the City or the City's successor-in-interest. The
property owners' association shall have the right to assess the owners of
each individual lot or unit for the reasonable cost of maintaining such
'common area', and shall have the right to lien the property of any such
owner who defaults in the payment of a maintenance assessment. An
assessment lien, once created, shall be prior to all other liens recorded
subsequent to the notice of assessment or other document creating the
assessment lien.
This declaration shall not be terminated, 'substantially' amended, or
property de-annexed therefrom absent the prior written consent of the
Community Development Director of the City of Menifee or the City's
successor-in-interest. A proposed amendment shall be considered
'substantial' if it affects the extent, usage or maintenance of the 'common
area' established pursuant to this Declaration.
In the event of any conflict between this Declaration and the Articles of
Incorporation, the Bylaws, or the property owners' association Rules and
Regulations, if any, this Declaration shall control."
Once approved by the City Attorney, the declaration of covenants,
conditions and restrictions shall be recorded by the Community
Development Department with one copy retained for the case file, and
one copy provided to the City Engineering Department - Survey Division.
37. Conditions, Covenants and Restrictions (Private Common Areas). The
common areas anticipated to be owned and maintained by a private organization
include, but are not limited to parks, expanded parkway landscaping and slope
areas. The land divider shall submit to the City Attorney (via the Community
Development Department) for review and approval the following documents:
(a) A cover letter identifying the project for which approval is sought
referencing the Planning Division case number(s) and identifying one
individual to represent the land divider if there are any questions
concerning the review of the submitted documents;
(b) One copy and one original, wet signed, notarized and ready for
recordation declaration of covenants, conditions, and restrictions
(CC&Rs). Attached to these documents there shall be included a legal
description of the property included within the CC&Rs and a scaled map
or diagram of such boundaries, both signed and stamped by a California
registered civil engineer or licensed land surveyor.
(c) The declaration of CC&Rs submitted for review shall cover all map
phases, as follows:
(i) Provide for a minimum term of sixty (60) years;
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(ii) Provide for the establishment of a property owner's association
comprised of the owners of each individual lot or unit; and
(iii) Provide for the ownership of the common area by either the
property owner's association or a permanent public master
maintenance organization.
(d) The declaration of CC&Rs shall contain the following provisions verbatim:
(i) ”Notwithstanding any provision in this Declaration to the contrary,
the following provisions shall apply:
- The property owners' association established herein shall
manage the 'common areas', more particularly described on
the subdivision map, attached hereto, and shall not sell or
transfer the 'common areas' or any part thereof, absent the
prior written consent of the Community Development
Department of the City of Menifee.
- The property owners' association shall have the right to assess
the owners of each individual lot or unit for the reasonable cost
of managing such 'common area', and shall have the right to
lien the property of any such owner who defaults in the
payment of a management assessment. The property owners'
association established herein shall regulate individual private
lot development standards.
- The owners of each individual lot shall be responsible for
maintaining all landscaping between the curb of the street and
the proposed sidewalk and side yard landscaping between the
curb of the street and proposed fencing, unless the
landscaping is located within a separate common lot.
- An assessment lien, once created, shall be prior to all other
liens recorded subsequent to the notice of assessment or
other document creating the assessment lien.
- This Declaration shall not be terminated, 'substantially'
amended, or property de-annexed there from absent the prior
written consent of the Community Development Director of the
City of Menifee.”
(ii) A proposed amendment shall be considered 'substantial' if it
affects the extent, usage, or maintenance of the 'common area'
established pursuant to the Declaration.”
(iii) “In the event of any conflict between this Declaration and the
Articles of Incorporation, the Bylaws, or the property owners'
association Rules and Regulations, if any, this Declaration shall
control."
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(iv) "The management and maintenance of the project site in
accordance with the Storm Water Pollution Prevention Plans
(SWPPPs), Monitoring Programs, and Post Construction
Management Plans to include the following best management
practices (BMPs) to reduce storm water pollution: Initial residents,
occupants, or tenants of this site shall receive educational
materials on good housekeeping practices which contribute to the
protection of storm water quality. These educational materials
shall be provided by the Riverside County Flood Control and
Water Conservation District and shall be distributed by the
properties owners' association. These materials shall address
good housekeeping practices associated with residential
developments, such as:
- Where improper disposal of trash has occurred, the property
owners' association shall take corrective action within forty-
eight hours of discovery (BMP N5).
- The street(s) and parking lot(s), more particularly described on
the subdivision map, shall be swept by the property owners'
association at least once a year and shall be swept no later
than October 15th of each year (BMP N6).
(e) The City shall be named as a third party beneficiary in the CC&Rs.
(f) Once approved, the copy and the original declaration of CC&Rs shall be
forwarded by the City Attorney and the Community Development
Department. The Community Development Department will retain the one
copy for the case file, and forward the wet signed and notarized original
declaration of covenants, conditions and restrictions to the City Engineer
for safe keeping until the final map is ready for recordation. The City
Engineer shall record the original declaration of CC&Rs in conjunction
with the recordation of the final map.
(g) A sample document conveying title to the purchaser of an individual lot or
unit which provides that the declaration of CC&Rs is incorporated therein
by reference; and
(h) A deposit equaling three hours of the current hourly fee for the review of
the CC&Rs established pursuant to the City’s fee schedule at the time the
above referenced documents are submitted to the City Attorney for review
and approval.
FEES
38. Fees. Prior to recordation, the Community Development Department shall determine
if the deposit based fees for the TENTATIVE MAP or any related cases are in a
negative balance. If so, any unpaid fees shall be paid by the developer/owner and/or
the developer/owner's successor-in-interest.
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Prior to Issuance of Grading Permits
39. Grading Plan Review. The Community Development Department shall review the
grading plan for consistency with the approved tentative map and the conditions of
approval for the tentative map. Environmentally sensitive areas located on Lot
O and Lot B shall be fenced off during grading to avoid impacts to these
areas. Fencing shall be removed at the end of construction.
As amended by the Planning Commission on May 24, 2017.
40. Slope Grading Techniques. The land divider/permit holder shall cause grading
plans to be prepared which show all cut slopes located adjacent to ungraded natural
terrain and exceed ten (10) feet in vertical height to be contour-graded incorporating
the following grading techniques:
1. The angle of the graded slope shall be gradually adjusted to the angle of the
natural terrain.
2. Angular forms shall be discouraged. The graded form shall reflect the natural
rounded terrain.
3. The toes and tops of slopes shall be rounded with curves with radii designed
in proportion to the total height of the slopes where drainage and stability
permit such rounding.
4. Where cut and/or fill slopes exceed 300 feet in horizontal length, the
horizontal contours of the slope shall be curved in a continuous, undulating
fashion.
41. Stephens’ Kangaroo Rat (SKR) Fees. PRIOR TO THE ISSUANCE OF GRADING
PERMITS, the applicant shall comply with the provisions of Riverside County
Ordinance No. 663, which generally requires the payment of the appropriate fee set
forth in that ordinance. The amount of the fee required to be paid may vary
depending upon a variety of factors, including the type of development application
submitted and the applicability of any fee reduction or exemption provisions
contained in Riverside County Ordinance No. 663. Said fee shall be calculated on
the approved development project which is anticipated to be 236.08 acres (gross) in
accordance with TENTATIVE MAP NO. 29835. If the development is subsequently
revised, this acreage amount may be modified in order to reflect the revised
development project acreage amount. In the event Riverside County Ordinance No.
663 is rescinded, this condition will no longer be applicable. However, should
Riverside County Ordinance No. 663 be rescinded and superseded by a subsequent
mitigation fee ordinance, payment of the appropriate fee set forth in that ordinance
shall be required.
42. Fees. Prior to issuance of grading permits, the Community Development
Department shall determine if the deposit based fees are in a negative balance. If so,
any outstanding fees shall be paid by the applicant/developer.
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43. Fugitive Dust Control. The permittee shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management District
(SCAQMD) Rule 403. The permittee shall include in construction contracts the
control measures required under Rule 403 at the time of development, including the
following:
a. Use watering to control dust generation during demolition of structures or
break-up of pavement. The construction area and vicinity (500-foot radius)
must be swept (preferably with water weepers) and watered at least twice
daily. Site wetting must occur often enough to maintain a ten (10) percent
surface soil moisture content throughout all earth moving activities. All
unpaved demolition and construction areas shall be wetted at least twice
daily during excavation and construction, and temporary dust covers shall be
used to reduce dust emissions and meet SCAQMD District Rule 403.
Wetting could reduce fugitive dust by as much as fifty percent (50%).
b. Water active grading/excavation sites and unpaved surfaces at least three
(3) times daily;
c. All paved roads, parking and staging areas must be watered at least once
every two (2) hours of active operations;
d. Site access points must be swept/washed within thirty (30) minutes of
visible dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when
there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed twenty-five (25) mph;
l. Suspend excavation and grading activity when winds (instantaneous gusts)
exceed fifteen (15) miles per hour over a thirty (30) minute period or more, so
as to prevent excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
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n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to fifteen (15) miles per
hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from the
site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of
all trucks and equipment leaving the site;
r. All materials transported off-site shall be either sufficiently watered or
securely covered to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first and
second stage smog alerts; and,
t. An information sign shall be posted at the entrance to each construction
site that identifies the permitted construction hours and provides a telephone
number to call and receive information about the construction project or to
report complaints regarding excessive fugitive dust generation. Any
reasonable complaints shall be rectified within twenty-four (24) hours of their
receipt.
44. Mitigation Monitoring. The permittee shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of a grading permit for review and approval. The
Community Development Director may require inspection or other monitoring to
ensure such compliance.
ARCHEOLOGY
45. Archeologist Retained. Prior to issuance of a grading permit the project applicant
shall retain a Riverside County qualified archaeologist to monitor all ground
disturbing activities in an effort to identify any unknown archaeological resources.
The Project Archaeologist and the representative(s) from the Native American Tribe
(s) shall be included in the pre-grade meetings to provide cultural/historical
sensitivity training including the establishment of set guidelines for ground
disturbance in sensitive areas with the grading contractors. The Project
Archaeologist and the Tribal representative(s) shall manage and oversee monitoring
for all initial ground disturbing activities and excavation of each portion of the project
site including clearing, grubbing, tree removals, mass or rough grading, trenching,
stockpiling of materials, rock crushing, structure demolition and etc. The Project
Archaeologist and the Tribal representative(s), shall have the authority to temporarily
divert, redirect or halt the ground disturbance activities to allow identification,
evaluation, and potential recovery of cultural resources in coordination with any
required special interest or tribal monitors.
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The developer/permit holder shall submit a fully executed copy of the contract to the
Community Development Department to ensure compliance with this condition of
approval. Upon verification, the Community Development Department shall clear this
condition.
Any newly discovered cultural resources shall be subject to an evaluation, in
consultation with the Native American Tribe(s) and which will require the
development of a treatment plan and monitoring agreement for the newly discovered
resources.
46. Native American Monitoring (Pechanga). Tribal monitor(s) shall be required on-
site during all ground-disturbing activities, including grading, stockpiling of materials,
engineered fill, rock crushing, etc. The land divider/permit holder shall retain a
qualified tribal monitor(s) from the Pechanga Band of Luiseno Indians. Prior to
issuance of a grading permit, the developer shall submit a copy of a signed contract
between the above-mentioned Tribe and the land divider/permit holder for the
monitoring of the project to the Community Development Department and to the
Engineering Department. The Native American Monitor(s) shall have the authority to
temporarily divert, redirect or halt the ground-disturbance activities to allow recovery
of cultural resources, in coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project area
for proper treatment and disposition to a curational facility that meets or exceeds
Federal Curation Standards outlined in 36 CFR 79. The Applicant/Permittee shall be
responsible for all curation costs.
47. Non-Disclosure of Location Reburials. It is understood by all parties that unless
otherwise required by law, the site of any reburial of Native American human remains
or associated grave goods shall not be disclosed and shall not be governed by public
disclosure requirements of the California Public Records Act. The Coroner, pursuant
to the specific exemption set forth in California Government Code 6254 (r)., parties,
and Lead Agencies, will be asked to withhold public disclosure information related to
such reburial, pursuant to the specific exemption set forth in California Government
Code 6254 (r).
BIOLOGICAL RESOURCES
48. Burrowing Owl. Pursuant to Objective 6 and Objective 7 of the Species Account for
the Burrowing Owl included in the Western Riverside County Multiple Species
Habitat Conservation Plan, within 30 days prior to the issuance of a grading permit, a
pre-construction presence/absence survey for the burrowing owl shall be conducted
by a qualified biologist and the results of this presence/absence survey shall be
provided in writing to the Community Development Department for review and
approval by the Environmental Programs Department. If it is determined that the
project site is occupied by the Burrowing Owl, take of "active" nests shall be avoided
pursuant to the MSHCP and the Migratory Bird Treaty Act. However, when the
Burrowing Owl is present, relocation outside of the nesting season (March 1 through
August 31) by a qualified biologist shall be required. The County Biologist shall be
consulted to determine appropriate type of relocation (active or passive) and
translocation sites. Occupation of this species on the project site may result in the
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need to revise grading plans so that take of "active" nests is avoided or alternatively,
a grading permit may be issued once the species has been actively relocated.
If the grading permit is not obtained within 30 days of the survey a new survey shall
be required.
No ground disturbance, including disking, blading, grubbing or any similar activity
shall occur within the site until the burrowing owl study is reviewed and approved.
Prior to Issuance of Building Permit
49. Mitigation Monitoring. The permittee shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of a Building Permit. The Community Development
Director may require inspection or other monitoring to ensure such compliance.
50. Building Plans Required. The developer shall cause building plans to be submitted
to the Building and Safety Department for review and approval by the Department of
Building and Safety - Plan Check Division. Said plans shall be in conformance with
the approved DESIGN GUIDELINES.
51. Roof Mounted Equipment. Roof-mounted mechanical equipment shall not be
permitted within the subdivision, however, solar equipment or any other energy-
saving devices shall be permitted with Community Development Department
approval.
52. Utilities Underground. All utility extensions within a lot shall be placed
underground.
53. Building Separation. Building separation between all buildings shall not be less
than ten (10) feet. Additional encroachments are only allowed as permitted by
County Ordinance No. 348.
54. Parking. Parking spaces are required in accordance with Ordinance No. 348. All
parking areas and driveways shall be surfaced to current standards as approved by
the City of Menifee Engineering Department.
55. Conform to Final Site of Development Plan. The building plans shall be
consistent with the approved elevations of the final site of development plans. The
building plans shall be reviewed for consistency with the final site of development
plans prior to Building Permit issuance.
56. Acoustical Study. The land divider/permit holder shall cause an acoustical study to
be performed by an acoustical engineer to establish appropriate mitigation measures
that shall be applied to individual dwelling units within the subdivision to reduce the
first and second story ambient interior and exterior levels to 45 Ldn and 65 Ldn,
respectively. The study shall be submitted, along with the appropriate fee, to the
County Environmental Health Department - Industrial Hygiene Division for review
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and approval. The approved recommendations/requirements, if any, shall be
forwarded from the Environmental Health Department to the City of Menifee Building
and Safety Department and the Community Development Department for
implementation into the final building plans.
The Project applicant shall pay review fees to the Department of Public Health for all
time spent to review the Project.
MINOR PLANS REQUIRED
57. Landscaping Plans. The land divider/permit holder shall file three (3) sets of a
Landscaping and Irrigation Plan to the Community Development Department for
review and approval. Said plan shall be submitted to the Department in the form of a
plot plan application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans
not subject to the California Environmental Quality Act and not subject to review by
any governmental agency other than the Community Development Department),
along with the current fee. The plan shall be in compliance with APPROVED
EXHIBIT L, City Requirements, Menifee Municipal Code Chapter 15.04 and Chapter
9.86, Ordinance 348 Section 18.12, Sections 19.300 through 19.304., and the
TENTATIVE MAP conditions of approval.
The plan shall address all areas and conditions of the tract requiring landscaping and
irrigation to be installed including, but not limited to, (slope planting, common area
and/or park landscaping within Open Space Lots and individual front yard
landscaping). The plans shall show all common open space areas. Emphasis shall
be placed on using plant species that are drought tolerant and low water using.
Landscaping and Irrigation Plot Plans shall be prepared consistent with Menifee
Municipal Code Chapter 15.04 and Chapter 9.86 (as adopted and any amendments
thereto), the Riverside County Guide to California Landscaping, and Eastern
Municipal Water District requirements.
Public Park Plans shall be developed in accordance with all
recommendations of the Community Services Department and Parks,
Recreation, and Trails Commission and shall include park site lighting,
athletic field/court lighting, and security cameras. Quantity and type shall be
specified on the final park plan.
Landscaping plans for areas that are totally within the road right-of-way or
maintained by a CFD, shall be submitted to the Engineer Department only. Slope
Landscaping plans for slopes exceeding 3 feet in height shall be reviewed by the
Engineering Department. NOTES: The Landscape plot plan may include the
requirements of any other minor plot plan required by the subdivision conditions of
approval. However, minor plot plan conditions of approval shall be cleared
individually.
The irrigation plan shall be in compliance with Menifee Municipal Code Chapter
15.04 and include a rain shut-off device which is capable of shutting down the entire
system. In addition, the plan will incorporate the use of in-line check valves, or
sprinkler heads containing check valves to prohibit low head drainage.
If the above mentioned landscaping plans do not include shading and parking
landscaping, prior to issuance of building permits, three (3) copies of a Shading,
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Parking, Landscaping, and Irrigation Plan shall be submitted to and approved by the
Planning Department. The location, number, genus, species, and container size of
plants shall be shown. Plans shall meet all applicable requirements of Menifee
Municipal Code Chapter 15.04 and 9.86 (as adopted and any amendments thereto),
the Riverside County Guide to California Friendly Landscaping, Eastern Municipal
Water District requirements and Ordinance No. 348, Sections 18.12, and 19.300
through 19.304 and as specified herein. The irrigation plan shall include a smart
controller capable of adjusting watering schedule based on weather data. In addition,
the plan will incorporate the use of in-line check valves, or sprinkler heads containing
check valves to prohibit low head drainage.
Note on Conceptual Plans
The conceptual landscaping plans show general locations for shrubs, groundcover
and trees, but does not specify the size and each specific type of plant for all
locations. Therefore, the Planning Division may require the addition of plants,
change the space of plants, change the type of plants, or change the size of plants
on the working drawing.
The plans shall provide for the following:
1) Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation. Low water use systems are
encouraged.
2) All utility service areas and enclosures shall be screened from view with
landscaping and decorative barriers or baffle treatments, as approved by
the Community Development Department. Utilities shall be placed
underground.
3) Any required landscape screening shall be designed to be opaque up to a
minimum height of six (6) feet at maturity.
4) Parkways and landscaped building setbacks shall be landscaped to
provide visual screening or a transition into the primary use area of the
site. Landscape elements shall include earth berming, ground cover,
shrubs, and specimen trees in conjunction with meandering sidewalks,
benches, and other pedestrian amenities where appropriate as approved
by the Community Development Department.
5) Landscaping plans shall incorporate the use of specimen accent trees at
key visual focal points within the project.
6) Landscaping plans shall incorporate native and drought tolerant plants
where appropriate.
7) Turf shall be eliminated in areas unless provided for active uses.
8) All basins for drainage and/or water quality shall be screened from view
with landscaping.
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9) Front yard typical landscaping plans shall provide a minimum of one (1)
xeriscape option for home buyers.
10) All specimen trees and significant rock outcroppings on the subject
property intended for retention shall be shown on the project's grading
plans. Replacement trees for those to be removed shall also be shown.
11) All trees shall be minimum double-staked. Weaker and/or slow-growing
trees shall be steel-staked.
12) Multi-programmable irrigation controllers which have enough programs to
break up all irrigation stations into hydro zones shall be used. If practical
and feasible, rain shutoff devices shall be employed to prevent irrigation
after significant precipitation. Irrigation systems shall be designed so
areas which have different water use requirements are not mixed on the
same station (hydro zones). Assistance in implementing a schedule
based on plant water needs is available from CIMIS or Mobile Lab. The
use of drip irrigation should be considered for all planter areas that have a
shrub density that will cause excessive spray interference of an overhead
irrigation system. Use flow reducers to mitigate broken heads next to
sidewalks, streets, and driveways.
13) Plants with similar water requirements shall be grouped together in order
to reduce excessive irrigation runoff and promote surface filtration, where
possible.
14) Curb and Walkway on End Stall Planters. A six inch high curb with a
twelve (12) inch wide walkway shall be constructed along planters on end
stalls adjacent to automobile parking areas. Public parking areas shall be
designed with permanent curb, bumper, or wheel stop or similar device so
that a parked vehicle does not overhang required sidewalks, planters, or
landscaped areas.
15) Interim Landscaping. Graded but undeveloped land shall be maintained
in a condition so as to prevent a dust and/or blow sand nuisance and
shall be either planted with interim landscaping or provided with other
wind and water erosion control measures as approved by the Planning
Department, Building and Safety Department and the State air quality
management authorities.
16) Planting in basins shall be consistent with Approved Exhibit L and the
plants shall be of adequate height so that they can be seen above the
curbs surrounding the basins and/or up to a minimum height of three (3)
feet.
17) All plants, landscaping and foliage shall fall within current CPTED (Crime
Prevention through Environmental Design) guidelines.
18) The top of all retaining walls along the length of the RCFC & WCD
channel (i.e., Line A-2) shall be landscaped on both sides of the channel
to provide, one (1) five gallon vine (Lonicera japonica, Japanese
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Honeysuckle, or Macfadyena unguis-cati, Cat's Claw) trained to grow on
the view fence shall be placed every 15 feet, O.C., and one (1) five gallon
Rosemary shrub, or other plant acceptable to the City Landscape
Architect, to cascade over retaining wall shall be placed every 15 feet,
O.C. The planting area shall be fully irrigated and maintained. A four (4)
inch concrete mow curb (recycled plastic header is not acceptable) shall
run the length of the planting as shown in the design manual.
19) At the point at which the RCFC & WCD channel goes under
Rouse/Antelope Road and Palomar Road, enhanced landscaping shall be
provided in the road right of way as shown on the exhibit entitled "Typical
Culvert Treatment" on page 21 of the design manual for Underwood
Estates to screen the channel from view and shall be shall be acceptable
to the Engineering and Public Works Department. The entry point to the
maintenance road shall use open block with grass planting or other
decorative treatment acceptable to the Engineering and Public Works
Department and Community Development Department.
NOTES: The Landscape plot plan may include the requirements of any other
minor plot plan required by the subdivision conditions of approval. However,
minor plot plan conditions of approval shall be cleared individually.
Final/Working Landscaping plans for areas proposed to be maintained by the
City Community Facilities District shall be submitted to the Engineering and
Public Works Department. Conceptual plans are required in addition to
working plans.
As amended by the Planning Commission on May 24, 2017.
58. Entry Monument Plans. The land divider/permit holder shall file three (3) sets of an
Entry Monument plot plan to the Community Development Department for review
and approval. Said plan shall be submitted to the Department in the form of a plot
plan application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans not
subject to the California Environmental Quality Act), along with the current fee. The
plan shall be in compliance with Section 18.12, and the TENTATIVE MAP conditions
of approval.
The plot plan shall contain the following elements:
1. Main entry monuments shall be placed at the following locations:
a. the intersection of Palomar Road and Rouse Road; and
b. the intersection of Chambers Avenue and Antelope Road.
2. Secondary entry monuments shall be placed at the following locations:
a. the intersection of Antelope Road and Street "L" (all four corners).
b: the intersection of Street "AA" and Rouse Road (all four corners).
c: the intersection of Street "R" and Antelope Road.
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d: the intersection of Street "C" and Antelope Road.
3. A color photo simulation of a frontal view of all/the entry monument(s) and
gate(s) with landscaping.
4. A plot plan of the entry monuments) and/or gate(s) with landscaping drawn to an
engineer's scale. If lighting is planned, the location of lights, their intended
direction, and proposed power shall be indicated.
5. An irrigation plan for the entry monument(s) and/or gate(s).
NOTE: The requirements of this plot plan may be incorporated with any minor plot
plan required by the conditions of approval for this subdivision. However, this
ENTRY MONUMENT condition of approval shall be cleared individually.
The monument plan shall be approved prior to issuance of Building Permits. If
monuments do not accommodate design requirements of the County-wide Design
Guidelines or meet line of sight requirements, Lot Line Adjustment or a Minor
Change to the TENTATIVE MAP may be necessary.
59. Model Home Complex. A plot plan application shall be submitted to the Community
Development Department pursuant to Section 18.30.a.(1) of Ordinance No. 348 (Plot
Plans not subject to the California Environmental Quality Act), along with the current
fee.
The Model Home Complex plot plan shall contain the following elements:
1) An engineer's scaled plan showing the model home lots, lot numbers,
tract number, and north arrow.
2) Show front, side and rear yard setbacks.
3) Provide two dimensioned off street parking spaces per model and one
parking space for office use. The plan must have one accessible parking
space.
4) Show detailed fencing plan including height and location.
5) Show typical model tour sign locations and elevation.
6) Three (3) sets of photographic or color laser prints (8" X 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
7) Provide a Model Home Complex landscape and irrigation plan.
8) Model Home Complex landscaping plans shall provide a minimum of one
(1) xeriscape option for home buyers.
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NOTES: The Model Home Complex plot plan shall not be approved without
Final Site Development Plan approval, or concurrent approval of both. See the
Community Development Department Model Home Complex application for
detailed requirements.
The requirements of this plot plan may be incorporated with any minor plot plan
required by the subdivision's conditions of approval. However, this MODEL
HOME COMPLEX condition of approval shall be cleared individually.
The applicant will be required to enter into a model home complex agreement
with the City of Menifee. The agreement stipulates terms for removal of the
complex.
The model home complex plan shall be approved prior to issuance of a
Building Permit.
60. Final Site Development Plan. A plot plan application shall be submitted to the
Community Development Department pursuant to Section 18.30.a.(1) of Ordinance
No. 348 (Plot Plans not subject to the California Environmental Quality Act), along
with the current fee.
Subdivision development shall conform to the approved plot plan and shall
conform to the Countywide Design Guidelines.
The plot plan shall be approved by the Community Development Director prior
to issuance of Building Permits for lots included within that plot plan.
The plot plan shall contain the following elements:
1) A final site plan (40' scale precise grading plan) showing all lots, building
footprints, setbacks, mechanical equipment and model assignments on
individual lots.
2) Each model floor plan and elevations (all sides).
3) An approximately 450 foot long aesthetic wall along the east side of
Antelope Road between Street "C" and Antelope Road's intersection with
Rouse Road.
4) Three (3) sets of photographic or color laser prints (8" x 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
5) At a minimum there should be three different floor plans for each Area, as
defined in the Design Guidelines. The number of floor plans for each
Area shall be in accordance with the Design Guidelines. For development
projects that are to be constructed in phases, a phasing plan shall be
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submitted to assure that the requirements for the number of floor plans is
being met.
6) Homes and garages shall be placed at varying distances from the street
and have varying entry locations.
7) The colors and materials on adjacent residential structures should be
varied to establish a separate identity for the dwellings. A variety of colors
and textures of building materials is encouraged, while maintaining overall
design continuity in the neighborhood. Color sample boards shall be
submitted as a part of the application and review process.
8) All new residences with garages shall be provided with roll-up (i.e. on
tracks) garage doors (either sectional wood or steel). At least twenty-five
percent (25%) of the garage doors in any project should have windows.
NOTE: The requirements of this plot plan may be incorporated with any minor
plot plan required by this subdivision's conditions of approval. However, this
FINAL SITE DEVELOPENT plot plan condition of approval shall be cleared
individually.
61. Wall and Fence Plan. The land divider/permit holder shall file three (3) sets of a
Wall/Fencing Plan to the Community Development Department for review and
approval. Said plan shall be submitted to the Department in the form of a plot plan
application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans not
subject to the California Environmental Quality Act), along with the current fee. The
plan shall be in compliance with approved Exhibit W, as amended in items 1-10 of
this Condition of Approval, the Countywide Design Guidelines and the TENTATIVE
MAP conditions of approval.
1. Split face block walls with pilasters shall be used at the following locations:
a. along the northern perimeter of the development; and
b. along the eastern perimeter of the development (Palomar Road)
2. View fencing shall be used on all lots backing onto open space lots "AA",
“A”,"B", and "" unless directed otherwise by the Planning Director.
3. View fencing shall be used at the top of all retaining walls located along the
RCFC & WCD channel (i.e., Line A-2).
4. Wrought iron fencing shall be used at all entry points to the RCFC & WCD
channel (i.e., Line A-2).
5. An aesthetic retaining wall shall be used along the west side of Lot "A, and
AA " as determined by the Planning Director.
6. The plan shall show all project fencing including, but not limited to, perimeter
fencing, side and rear yard fencing, and open space or park fencing. A typical
frontal view of all fences shall be shown on the fencing plan.
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7. All utility service areas and enclosures shall be screened from view with
landscaping or decorative barriers or baffle treatments, as approved by the
Community Development Department.
8. All wood fencing shall be treated with heavy oil stain to match the natural
shade to prevent bleaching from irrigation spray.
9. All wood fence posts shall be steel set in concrete.
10. The plan shall show the location of all retaining walls. Retaining walls shall
be constructed with decorative (e.g., split-faced) block (were exposed/one-
sided) and a masonry cap.
NOTE: The requirements of this plot plan may be incorporated with any minor
plot plan required by the conditions of approval for this subdivision. However,
this WALL/FENCING PLAN condition of approval shall be cleared individually.
LANDSCAPING
62. Front Yard Landscaping. All front yards shall be provided with landscaping and
automatic irrigation as defined by County Ordinance No. 348. Landscaping and
Irrigation shall comply with the Menifee Municipal Code Chapter 15.04 and Chapter
9.86, Riverside County Guide to California Friendly Landscaping, and Ordinance No.
859 (as adopted and any amendments thereto) provided that said ordinance has
been amended to address residential tracts. The front yard landscaping must be
installed prior to final occupancy release.
63. Performance Securities. Performance securities, in amounts to be determined by
the Community Development Director to guarantee the installation of plantings,
irrigation system, walls and/or fences, in accordance with the approved plans for
open space lots (does not include front yard landscaping), shall be filed with the
Community Development Department. Securities may require review by the City
Attorney and other staff. Permit holder is encouraged to allow adequate time to
ensure that securities are in place. The performance security may be released one
year after structural final, inspection report, and the Six Month and One-Year Post
Establishment report confirms that the planting and irrigation components have been
adequately installed and maintained. A cash security shall be required when the
estimated cost is $2,500.00 or less. Security deposits are only required for common
area landscaped areas.
64. Landscape Inspection Deposit. Prior to issuance of Building Permits, the permit
holder shall open a Landscape Deposit Based Fee case and deposit the prevailing
deposit amount to cover the pre-installation inspections, installation inspections, Six
Month Post Establishment and One Year Post Establishment Landscape
Inspections. The amount of hours for the Inspections will be determined by the
Community Development Department's Landscape personnel prior to approval of the
requisite Minor Plot Plan for Planting and Irrigation.
FEES
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65. Fees. Prior to issuance of Building Permits, the Community Development
Department shall determine if the deposit based fees for project are in a negative
balance. If so, any outstanding fees shall be paid by the permittee.
66. Romoland School District. Impacts to the Romoland School District shall be
mitigated in accordance with California State law.
67. Perris Union High School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
Prior to Final Inspection
68. Mitigation Monitoring. The permittee shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of final occupancy. The Community Development
Director may require inspection or other monitoring to ensure such compliance.
69. Archeology Report - Phase III and IV. Prior to final inspection, the
developer/permit holder shall prompt the Project Archeologist to submit two (2)
copies of the Phase III Data Recovery report (if required for the Project) and the
Phase IV Cultural Resources Monitoring Report that complies with the Community
Development Department's requirements for such reports. The Phase IV report shall
include evidence of the required cultural/historical sensitivity training for the
construction staff held during the pre-grade meeting. The Community Development
Department shall review the reports to determine adequate mitigation compliance.
Provided the reports are adequate, the Community Development Department shall
clear this condition. Once the report(s) are determined to be adequate, two (2)
copies shall be submitted to the Eastern Information Center (EIC) at the University of
California Riverside (UCR).
70. Anti-Graffiti Coating. An anti-graffiti coating shall be provided on all block walls
constructed as part of any phase of the Project, and written verification from the
developer shall be provided to the Community Development Department.
71. Fencing and Wall Compliance. Fencing shall be provided throughout the
subdivision in accordance with the approved final site development plans and/or
walls and fencing plan.
72. Entry Monuments. Prior to the first occupancy within the tract, entry monuments
shall be installed in accordance with the approved entry monument plans. The
conditions of approval for the entry monument plot plan may provide for more
specific timing based on construction phasing and/or map phasing.
73. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations approved as part of the final site of development
plan.
74. Driveways. The land divider/permit holder shall cause all driveways to be
constructed of cement concrete.
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75. Roll Up Garage Doors. All residences shall have automatic roll-up garage doors.
76. Final Planning Inspection. The permittee shall obtain final occupancy sign-off from
the Planning Division for each Building Permit issued by scheduling a final Planning
inspection prior to the final sign-off from the Building Department. Planning staff
shall verify that all pertinent conditions of approval have been met, including
compliance with the approved elevations, site plan, walls and fencing and
landscaping.
LANDSCAPING
77. Soil Management Plan
The permittee shall submit a Soil Management Plan (Report) to the Community
Development Department before the Landscape Installation Inspection. The report
can be sent in electronically. Information on the contents of the report can be found
in the County of Riverside Guide to California Friendly Landscaping page 16, #7,
“What is required in a Soil Management Plan?”
78. Landscape/Irrigation Install Inspection
The permittee landscape architect responsible for preparing the Landscaping and
Irrigation Plans shall arrange for a Pre-Landscape installation inspection and a
Landscape Completion Installation Inspection with the Community Development
Department. The pre-landscape inspection shall be arranged at least fifteen (15)
working days prior to installation of landscaping. The landscape completion
inspection shall be arranged at least fifteen (15) working days prior to final inspection
of the structure or issuance of occupancy permit, whichever occurs first. Six Month
and One Year Post-Establishment Inspection will also be required. The Community
Development Department will require a deposit in order to conduct the landscape
inspections.
79. Landscape Installation. All required landscape planting and irrigation, shall have
been installed in accordance with approved Landscaping, Irrigation, and Shading
Plans, Menifee Municipal Code Chapter 15.04 and 9.86 (as adopted and any
amendments thereto), Eastern Municipal Water District requirements and the
Riverside County Guide to California Landscaping. All landscape and irrigation
components shall be in a condition acceptable to the Community Development
Department. The plants shall be healthy and free of weeds, disease or pests. The
irrigation system shall be properly constructed and determined to be in good working
order.
80. Final Landscape Approval
The final landscape approval following installation shall be subject to the review and
approval of the City’s Landscape Architectural Consultant and the Community
Development Director. The Community Development Director may require additional
trees, shrubs and/or groundcover as necessary, if site inspections reveal landscape
deficiencies that were not apparent during the plan review process.
FEES
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81. DIF Fees. Prior to the issuance of either a certificate of occupancy or prior to
Building Permit final inspection, the applicant shall comply with the provisions of
Ordinance No. 659, which requires the payment of the appropriate fee set forth in the
Ordinance. Ordinance No. 659 has been established to set forth policies, regulations
and fees related to the funding and construction of facilities necessary to address the
direct and cumulative environmental effects generated by new development projects
described and defined in this Ordinance, and it establishes the authorized uses of
the fees collected.
The fee shall be paid for each residential unit to be constructed within this land
division. In the event Ordinance No. 659 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 659 be rescinded and superseded by a
subsequent mitigation fee ordinance, payment of the appropriate fee set forth in that
ordinance shall be required.
82. MSHCP Fees. Prior to the issuance of either a certificate of occupancy or prior to
Building Permit final inspection, the applicant shall comply with the provisions of
Ordinance No. 810, which requires payment of the appropriate fee set forth in the
Ordinance. Ordinance No. 810 has been established to set forth policies, regulations
and fees related to the funding and acquisition of open space and habitat necessary
to address the direct and cumulative environmental effects generated by new
development projects described and defined in this Ordinance.
The fee shall be paid for each residential unit to be constructed within this land
division.
In the event Ordinance No. 810 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 810 be rescinded and superseded by a
subsequent mitigation fee ordinance, payment of the appropriate fee set forth in that
ordinance shall be required.
83. Fees. Prior to issuance of occupancy/final inspections, the Community Development
Department shall determine if the deposit based fees for project are in a negative
balance. If so, any outstanding fees shall be paid by the permittee.
Prior to Issuance of Given Building Permit or Occupancy
84. Open Space Lot A. Prior to issuance of building permits for Lots 42, 43, 51, 52, 59
through 74 and 77 through 80 as shown on the tentative tract map, all landscaping
and irrigation within Open Space Lot A shall be installed, inspections completed and
passed and performance securities posted.
85. Open Space Lot AA. Prior to issuance of building permits for Lots 370 through 385
or Lots 467 through 477 as shown on the tentative tract map, all landscaping and
irrigation within Open Space Lot AA shall be installed, inspections completed and
passed and performance securities posted.
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86. Open Space Lot B. Prior to issuance of building permits for Lots 495, 506 through
512 and 514 as shown on the tentative tract map, all landscaping and irrigation
within Open Space Lot B shall be installed, inspections completed and passed and
performance securities posted.
87. Open Space Lot D. Prior to issuance of building permits for Lots 37 through 39 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot D shall be installed, inspections completed and passed and performance
securities posted.
88. Open Space Lot E. Prior to issuance of building permits for Lots 40 through 42 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot E shall be installed, inspections completed and passed and performance
securities posted.
89. Open Space Lot F. Prior to issuance of building permits for Lots 496 through 505
as shown on the tentative tract map, all landscaping and irrigation within Open
Space Lot F shall be installed, inspections completed and passed and performance
securities posted.
90. Open Space Lot G. Prior to issuance of building permits for Lots 478 through 485 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot G shall be installed, inspections completed and passed and performance
securities posted.
91. Open Space Lot H. Prior to issuance of building permits for Lots 323 through 325 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot H shall be installed, inspections completed and passed and performance
securities posted.
92. Open Space Lot I. Prior to issuance of building permits for Lots 332 through 341 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot I shall be installed, inspections completed and passed and performance
securities posted.
93. Open Space Lot J. Prior to issuance of building permits for Lots 158, 162, and 170
as shown on the tentative tract map, all landscaping and irrigation within Open
Space Lot J shall be installed, inspections completed and passed and performance
securities posted.
94. Open Space Lot K. Prior to issuance of building permits for Lots 347 through 355 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot K shall be installed, inspections completed and passed and performance
securities posted.
95. Open Space Lot L. Prior to issuance of building permits for Lots 342 through 347 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot L shall be installed, inspections completed and passed and performance
securities posted.
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96. Open Space Lot M. Prior to issuance of building permits for Lot 361 as shown on
the tentative tract map, all landscaping and irrigation within Open Space Lot M shall
be installed, inspections completed and passed and performance securities posted.
97. Open Space Lot N. Prior to issuance of building permits for Lots 274 through 276 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot N shall be installed, inspections completed and passed and performance
securities posted.
98. Common Area Lot P. Prior to issuance of building permits for Lots 74 and 75 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot P shall be installed, inspections completed and passed and performance
securities posted.
99. Common Area Lot Q. Prior to issuance of building permits for Lots 68 and 69 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot Q shall be installed, inspections completed and passed and performance
securities posted.
100. Common Area Lot R. Prior to issuance of building permits for Lots 58 and 64 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot R shall be installed, inspections completed and passed and performance
securities posted.
101. Common Area Lot S. Prior to issuance of building permits for Lots 51 and 52 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot S shall be installed, inspections completed and passed and performance
securities posted.
102. Common Area Lot T. Prior to issuance of building permits for Lots 472 and 473 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot T shall be installed, inspections completed and passed and performance
securities posted.
103. Common Area Lot U. Prior to issuance of building permits for Lots 379 and 380 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot U shall be installed, inspections completed and passed and performance
securities posted.
104. Open Space Lot V. Prior to issuance of building permits for Lots 324 and 325 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot V shall be installed, inspections completed and passed and performance
securities posted.
105. Open Space Lot W. Prior to issuance of building permits for Lots 83 and 84 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot W shall be installed, inspections completed and passed and performance
securities posted.
106. Open Space Lot X. Prior to issuance of building permits for Lots 349 and 350 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
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Lot X shall be installed, inspections completed and passed and performance
securities posted.
107. Open Space Lot W. Prior to issuance of building permits for Lots 83 and 84 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot W shall be installed, inspections completed and passed and performance
securities posted.
108. Common Area Lot X. Prior to issuance of building permits for Lots 349 and 350 as
shown on the tentative tract map, all landscaping and irrigation within Common Area
Lot X shall be installed, inspections completed and passed and performance
securities posted.
109. Open Space Lot Y. Prior to issuance of building permits for Lots 358 and 359 as
shown on the tentative tract map, all landscaping and irrigation within Open Space
Lot Y shall be installed, inspections completed and passed and performance
securities posted.
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Section III: Public
Works/Engineering Conditions of
Approval
37
The following are the Public Works Engineering Department Conditions of Approval for
this project which shall be satisfied at no cost to the City or any other Government
Agency. All questions regarding the intent of the following conditions shall be referred to
the Public Works Engineering Department, Land Development Section. The
developer/property owner shall use the standards and design criteria stated in the
following conditions, and shall comply with all applicable City of Menifee standards and
ordinances. Should a conflict arise between City of Menifee standards and design
criteria, and any other standards and design criteria, those of the City of Menifee shall
prevail.
A. General Conditions
110. SUBDIVISION MAP ACT - The developer/property owner shall comply with the
State of California Subdivision Map Act.
111. ENGINEERED PLANS - All improvement plans and grading plans shall be drawn
on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered
civil engineer or other registered/licensed professional as required.
112. Guarantee for Required Improvements - Prior to grading permit issuance,
financial security shall be provided to guarantee the construction of all required
improvements associated with each phase of construction. The Public Works
Director may require the dedication and construction of necessary utilities,
streets or other improvements outside the area of any particular map phase if the
improvements are needed for circulation, parking and access or for the welfare
and safety of future occupants of the development.
113. Map Phasing - Map phasing, and additional PW/Engineering conditions of
approval pertaining to map phasing and improvements constructed per map
phase, shall be per UPH2016-010 conditions of approval.
114. PLAN CHECK SUBMITTALS - Appropriate plan check submittal forms shall be
completed and required plan copies, necessary documents, references, fees,
deposits, etc. shall be submitted as outlined in the City approved submittal forms.
All submittals shall be date stamped by the engineer. A CD of all items shall be
submitted with each plan check. A scanned image of all final approved grading
and improvement plans shall be provided to the City. ACAD files 2004 or later
are required for all final maps upon approval.
115. PLAN SUBMITTALS AND APPROVALS – A copy of the improvement plans,
grading plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the PW Engineering
Department for review. The plans must receive PW approval prior to final map
recordation; or issuance of any construction and/or grading permit or issuance of
building permits as determined by the PW Director.
116. AS-BUILT PLANS – The developer/property owner shall cause the civil engineer
of record to submit project base line of work for all layers in Auto CAD DXF
format on Compact Disc (CD) to the Public Works Department. If the required
files are unavailable, the developer/property owner shall pay a scanning fee to
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cover the cost of scanning the as-built plans. The timing for submitting the as-
built plans shall be as determined by the Public Works Director/City Engineer.
117. CONSTRUCTION TIMES OF OPERATION - The developer/property owner shall
monitor, supervise, and control all construction and construction related activities
to prevent them from causing a public nuisance including, but not limited to, strict
adherence to the following:
(a) Any construction within the city located within one-fourth mile from an
occupied residence shall be permitted Monday through Saturday, except
nationally recognized holidays, 6:30 a.m. to 7:00 p.m. There shall be no
construction permitted on Sunday or nationally recognized holidays unless
approval is obtained from the City Building Official or City Engineer.
(b) Removal of spoils, debris, or other construction materials deposited on any
public street no later than the end of each working day.
(c) The construction site shall accommodate the parking of all motor vehicles
used by persons working at or providing deliveries to the site. Violation of
any condition or restriction or prohibition set forth in these conditions shall
subject the owner, applicant to remedies as set forth in the City Municipal
Code. In addition, the Public Works Director or the Building Official may
suspend all construction related activities for violation of any condition,
restriction or prohibition set forth in these conditions until such a time it has
been determined that all operations and activities are in conformance with
these conditions.
(d) A Pre-Construction meeting is mandatory with the City’s Public Works Senior
Inspector prior to start of any construction activities for this site.
118. BOND AGREEMENTS AND IMPROVEMENT SECURITY – The
developer/property owner shall post bonds or security in forms acceptable to the
City, guaranteeing the construction of all required grading and improvements in
accordance with applicable City policies and ordinances, and as determined by
the Public Works Director/City Engineer. The grading and improvements shall
include, but not limited to: onsite/offsite grading, street improvements, street
lights, traffic signals, signing and striping, landscaping within right of way or
dedicated easements, water quality BMPs, and storm drainage facilities.
119. EXISTING EASEMENTS - The submitted tentative tract map shall correctly show
all existing easements, traveled ways, and drainage courses with appropriate Qs.
Any omission or misrepresentation of these documents may require said
tentative tract map to be resubmitted for further consideration.
120. STREET SWEEPING – Owner shall cause property to be annexed into the City’s
CFD2015-2 as the district funding mechanism to pay for the project’s
participation in the City’s street sweeping services as approved by the City
Engineer.
121. PREVIOUS CONDITIONS OF APPROVAL – These Conditions of Approval and
the subsequent new conditions from the County of Riverside supersede all
previous conditions of approval placed on Tentative Tract Map No. 29835 and all
previous conditions of approval are rendered null and void (City).
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122. GUARANTEE FOR REQUIRED IMPROVEMENTS - The final map of this
development shall be in substantial conformance with the approved tentative
map. Prior to final map recordation, financial security shall be provided to
guarantee the construction of all required improvements associated with the final
map. The PW Director may require the dedication and construction of necessary
utilities, streets or other improvements outside the area of any particular
construction phase if the improvements are needed for circulation, parking and
access, or for the welfare and safety of future occupants of the development.
123. 90 DAYS TO PROTEST - The land divider has 90 days from the date of approval
of these conditions to protest, in accordance with the procedures set forth in
Government Code Section 66020, the imposition of any and all fees, dedications,
reservations and/or other exactions imposed on this project as a result of the
approval or conditional approval of this project.
B. Grading
124. GRADING IMPROVEMENTS - Improvement such as grading, filling, over
excavation and recompaction, and base or paving which require a grading permit
are subject to the included PW Engineering conditions of approval.
125. OBEY ALL GRADING REGULATIONS - All grading shall conform to the
California Building Code, City adopted County Ordinance 457, and all other
relevant laws, rules and regulations governing grading in the City of Menifee and
prior to commencing any grading which includes 50 or more cubic yards, the
applicant shall obtain a grading permit from the PW Engineering Department.
126. DISTURBANCE REQUIRES GRADING PERMIT - City adopted County
Ordinance 457 requires a grading permit prior to clearing, grubbing or any top
soil disturbances related to construction grading.
127. DUST CONTROL - All necessary measures to control dust shall be implemented
by the developer during grading.
128. 2:1 MAX SLOPE RATIO - Grade slopes shall be limited to a maximum
steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved.
129. MINIMUM DRAINAGE GRADE - Minimum drainage grade shall be 1% except
on portland cement concrete where 0.35% shall be the minimum.
130. DRAINAGE AND TERRACING - Provide drainage facilities and terracing in
conformance with the California Building Code's chapter on "Excavation and
Grading."
131. SLOPE SETBACKS - Observe slope setbacks from buildings and property lines
per the California Building Code - as amended by City adopted County
Ordinance 457.
Prior to Grading Permit Issuance
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132. GRADING BONDS - Grading in excess of 199 cubic yards will require
performance security to be posted with the PW Engineering Department. Single
Family Dwelling units graded one lot per permit and proposing to grade less than
5,000 cubic yards are exempt.
133. IMPORT/EXPORT - In instances where a grading plan involves import or export,
prior to obtaining a grading permit, the applicant shall have obtained approval for
the import/export location from the PW Engineering Department. Additionally, if
either location was not previously approved by an Environmental Assessment,
prior to issuing a grading permit, a Grading Environmental Assessment shall be
submitted to the Planning Director for review and comment and to the PW
Director for approval.
134. SLOPE EROSION - Erosion control - landscape plans, required for
manufactured slopes greater than 3 feet in vertical height, are to be signed by a
registered landscape architect and bonded per the requirements of City adopted
County Ordinance 457.
135. SOILS REPORT - Geotechnical soils reports, required in order to obtain a
grading permit shall be submitted to the PW Engineering Department for review
and approval prior to issuance of a grading permit.
All grading shall be in conformance with the recommendations of the
geotechnical/soils reports as approved by Riverside County.*
*The geotechnical/soils, compaction and inspection reports will be reviewed in
accordance with the RIVERSIDE COUNTY GEOTECHNICAL GUIDELINES FOR
REVIEW OF GEOTECHNICAL AND GEOLOGIC REPORTS.
136. DRAINAGE DESIGN – Q100 - All grading and drainage shall be designed in
accordance with City standards and Riverside County Flood Control & Water
Conservation District's conditions of approval regarding this application. If not
specifically addressed in their conditions, drainage shall be designed to
accommodate 100 year storm flows.
Additionally, the PW Engineering Department's conditional approval of this
application includes an expectation that the conceptual grading plan reviewed
and approved for it complies or can comply with the latest requirement of the
WQMP (Water Quality Management Plan) for the Santa Ana River Watershed as
required by the City of Menifee.
137. OFF-SITE GRADING ONUS - Prior to the issuance of a grading permit, it shall
be the sole responsibility of the owner/applicant to obtain any and all proposed or
required easements and/or permissions necessary to perform the grading herein
proposed.
138. CROSS LOT DRAINAGE – Prior to grading permit issuance, a recorded
drainage easement is required for any proposed lot to lot drainage or cross lot
drainage.
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139. NPDES/SWPPP - Prior to issuance of any grading or construction permits -
whichever comes first - the applicant shall provide the PW Engineering
Department evidence of compliance with the following: Owner operators of
grading or construction projects are required to comply with the N.P.D.E.S.
(National Pollutant Discharge Elimination System) requirement to obtain a
construction permit from the State Water Resource Control Board (SWRCB). The
permit requirement applies to grading and construction sites of "ONE" acre or
larger. The owner operator can comply by submitting a "Notice of Intent" (NOI),
develop and implement a STORM WATER POLLUTION PREVENTION PLAN
(SWPPP) and a monitoring program and reporting plan for the construction site.
For additional information and to obtain a copy of the NPDES State Construction
Permit contact the SWRCB at (916) 341-5455.
140. EMERGENCY OVERFLOW - Subsurface drainage, flowing in easements
adjacent to or in lots for homes, shall provide emergency overflow facilities - in
case the subsurface drainage is blocked - to prevent inundation of residential
lots.
141. DOWNDRAINS - Per the latest California Building Code Appendix Chapter 33,
Section 3316, provide adequate down drains.
142. SLOPE STABILITY – Since manufactured slopes on the tentative map exceed
30 vertical feet, the land divider/permit holder shall submit a slope stability report
to the PW Engineering Department for review and approval. This report may be
included as a part of a preliminary geotechnical report for the project site.
Prior to Building Permit Issuance
143. NO BUILDING PERMIT WITHOUT GRADING - Prior to issuance of any building
permit, the property owner shall obtain a grading permit and/or approval to
construct from the PW Engineering Department.
Prior to Certificate of Occupancy
144. 4:1 SLOPES OR STEEPER - Plant and irrigate all manufactured slopes steeper
than a 4:1 (horizontal to vertical) ratio and 3 feet or greater in vertical height with
grass or ground cover; slopes 15 feet or greater in vertical height shall be planted
with additional shrubs or trees as approved by the PW Engineering Department.
145. FINISH GRADE - Finish grade shall be sloped to provide proper drainage away
from all exterior foundation walls. The slope shall be not less than 2% for a
distance of not less than 3 feet from any point of exterior foundation. Drainage
swales shall not be less than 1 1/2 inches deeper than the adjacent finish grade
at the foundation.
C. Drainage
146. 10 YEAR CURB – 100 YEAR RIGHT OF WAY - The 10 year storm flow shall be
contained within the curb and the 100 year storm flow shall be contained within
the street right of way. When either of these criteria is exceeded, additional
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drainage facilities shall be installed. All lots shall be graded to drain to the
adjacent street or an adequate outlet.
147. 100 YEAR SUMP OUTLET - Drainage facilities outletting sump conditions shall
be designed to convey the tributary 100 year storm flows. Additional emergency
escape shall also be provided.
148. EMERGENCY ESCAPE – An emergency escape path shall be provided for the
storm water runoff at all inlets for the proposed underground facilities in the event
that the inlets become blocked with debris. To prevent flood damage to the
proposed structures, all proposed structures in the vicinity of the inlets and along
the emergency escape path shall be protected from flooding by either properly
elevating the finished floor in relation to the inlets and flow path or by making
sure the structures are set back from the inlets to provide adequate flow through
area in the event the emergency escape of the storm water runoff is necessary.
149. ADEQUATE COLLECTION OF TRIBUTARY OFFSITE RUNOFF – To provide
this development with protection from flooding, this development will need to
construct an interim inlet to adequately collect all the tributary storm water runoff
from the drainage area to the east. These flows need to be collected and
conveyed to the existing portion of Romoland Line A-2.
150. COORDINATE DRAINAGE DESIGN - Development of this property shall be
coordinated with the development of adjacent properties to ensure that
watercourses remain unobstructed and storm waters are not diverted from one
watershed to another. This may require the construction of temporary drainage
facilities or offsite construction and grading. A drainage easement shall be
obtained from the affected property owners for the release of concentrated or
diverted storm flows. A copy of the recorded drainage easement shall be
submitted to the District for review and approval.
151. PERPETUATE DRAINAGE PATTERNS - The property's street and lot grading
shall be designed in a manner that perpetuates the existing natural drainage
patterns with respect to tributary drainage areas, outlet points and outlet
conditions. Otherwise, a drainage easement shall be obtained from the affected
property owners for the release of concentrated or diverted storm flows. A copy
of the recorded drainage easement shall be submitted to the PW Engineering
Department for review and approval.
152. SUBMIT DRAINAGE EASEMENT DOCUMENTS - A drainage easement shall
be obtained from the affected property owners for the release of concentrated or
diverted storm flows onto the adjacent property. A copy of the recorded drainage
easement shall be submitted to the PW Engineering Department for review and
approval.
153. FINAL CONSTRUCTION DRAWINGS - Prior to initiation of the final construction
drawings for those facilities required to be built as part of the
Homeland/Romoland Area Drainage Plan, the developer shall contact the
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Riverside County Flood Control and Water Conservation District to ascertain the
terms and conditions of design, construction, inspection, transfer of rights of way,
project credit in lieu of charges and reimbursement schedules which may apply.
The developer shall note that if the estimated cost for required Area Drainage
Plan facilities exceeds the required mitigation charges and the developer wishes
to receive credit for reimbursement in excess of his charges, the facilities will be
constructed as a public works contract. Scheduling for construction of these
facilities will be at the discretion of RCFCD.
154. FLOOD HAZARD REPORT - Tract Map 29835 is a proposal to subdivide 235
acres into residential lots, a park site and open space lots in the Romoland area.
The project site is located on the north side of Chambers Road between
Antelope Road and Palomar Road.
The southern portion of the site lies on a ridgeline, which is the
Homeland/Romoland Area Drainage Plan (ADP) boundary. Except for an area to
the southwest the majority of this development would be subject to the current
fee for this ADP.
The "Romoland Master Drainage Plan" (MDP) proposes Line A to be the major
backbone facility that conveys runoff from the entire valley to San Jacinto River.
The District has constructed and accepted Romoland Line A from the San
Jacinto River to Highway 215 and Line A-2.
A northern section of this site is within the 100-year Zone A FEMA floodplain
limits for Ethanac Wash. The District is currently working on completing the
LOMR for Line A which would allow the northern 300 feet of the tract map to be
developed.
In addition to the floodplain hazard mentioned above, a 400-acre watershed to
the southeast of the site impacts the proposed development. The Romoland
MDP proposes Line A-2 to collect offsite flows from this watershed at the eastern
boundary of this tract and convey it through the site, and then northerly towards
Ethanac Wash. The project shall construct an inlet along Palomar Road to collect
these offsite flows. This runoff would be conveyed into Line A-2 with a storm
drain within the tract’s proposed streets and in between lots.
There are instances where there are significant grade separations between the
building pads and the access road grades for Romoland Line A-2. The District
requires that these grade separations be handled by the construction of retaining
walls outside of the Line A-2 channel right-of-way or, that any slopes adjacent to
the channel be located within a separate lettered lot.
Storm flows tributary to the back of lots adjacent to the open space shall be
adequately collected. A block wall a minimum of 3 courses backed-up by an
interceptor ditch is preferred. Provisions for maintenance access shall be
incorporated. The criteria for maintenance access of terrace/interceptor is as
follows: flows between 1 to 5 cfs shall have a 5-foot wide access road, flows
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between 6 to 10 cfs shall be a minimum 5-foot rectangular channel.
Terrace/interceptor drains are unacceptable for flows greater than 10 cfs. Flows
greater than 10 cfs shall be brought to the street.
The southwest corner is shown outside of the Plan fee area and drains towards
the south to Chambers Road. The developer proposes an interim detention basin
at the southwest corner intended to attenuate onsite runoff to pre-development
levels. The basin would be constructed in lieu of residential lots until adequate
flood control facilities are constructed downstream. The tract grading and onsite
storm drains shall be designed to assure that all onsite flows for the area outside
of the Romoland plan reach this basin and discharged to an adequate outlet.
Substantial storm flows are tributary to Chambers Road during storm events.
Provisions shall be made by this tract to collect and convey these flows to an
adequate outlet.
155. BMP ENERGY DISSIPATOR - Energy Dissipators, such as rip-rap, shall be
installed at the outlet of a storm drain system that discharges runoff flows into a
natural channel or an unmaintained facility. The dissipators shall be designed to
minimize the amount of erosion downstream of the storm drain outlet.
156. BMP TRASH RACKS - Trash Racks shall be installed at all inlet structures that
collect runoff from open areas with potential for large, floatable debris.
157. INCREASED RUNOFF CRITERIA - The development of this site would increase
peak flow rates on downstream properties. Mitigation shall be required to offset
such impacts. An increased runoff basin shall be shown on the exhibit and
calculations supporting the size of the basin shall be submitted to the PW
Engineering Department for review. The entire area of proposed development
will be routed through a detention facility(s) to mitigate increased runoff. All
basins must have positive drainage; dead storage basins shall not be acceptable.
A complete drainage study including, but not limited to, hydrologic and hydraulic
calculations for the proposed detention basin shall be submitted to the PW
Engineering Department for review and approval.
Storms to be studied will include the 1-hour, 3-hour, 6-hour and 24-hour duration
events for the 2-year, 5-year and 10-year frequencies. Detention basin(s) and
outlet(s) sizing will ensure that none of these storm events has a higher peak
discharge in the post-development condition than in the pre-development
condition. For the 2-year and 5-year events the loss rate will be determined using
an AMC I condition. For the 10-year event and 100 year event, AMC II will be
used. Constant loss rates shall be used for the 1-hour, 3-hour and 6-hour events.
A variable loss rate shall be used for the 24-hour events.
Low Loss rates will be determined using the following: (1) Undeveloped
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Condition --> LOW LOSS = 90%; (2) Developed Condition --> LOW LOSS = 0.9 -
(0.8x%IMPERVIOUS); (3) Basin Site --> LOW LOSS = 10%
Where possible and feasible the on-site flows should be mitigated before
combining with off-site flows to minimize the size of the detention facility required.
If it is necessary to combine off-site and on-site flows into a detention facility, two
separate conditions should be evaluated for each duration/return period/before-
after development combination studied: the first for the total tributary area (off-
site plus on-site), and the second for the area to be developed alone (on-site). It
must be clearly demonstrated that there is no increase in peak flow rates under
either condition (total tributary area or on-site alone), for each of the return
period/duration combinations required to be evaluated. A single plot showing the
pre-developed, post-developed and routed hydrographs for each storm
considered, shall be included with the submittal of the hydrology study.
No outlet pipe(s) will be less than 18" in diameter. Where necessary an orifice
plate may be used to restrict outflow rates. Appropriate trash racks shall be
provided for all outlets less than 48" in diameter.
The basin(s) and outlet structure(s) must be capable of passing the 100-year
storm without damage to the facility. Mitigation basins should be designed for
joint use and be incorporated into open space or park areas. Side slopes should
be no steeper than 4:1 and depths should be minimized where public access is
uncontrolled.
A viable maintenance mechanism acceptable to both the City PW Engineering
Department and Flood Control District, should be provided for detention facilities.
Generally, this would mean a City or District administered maintenance district.
Residential homeowners associations are discouraged.
158. DRAINAGE 1 - The land divider shall protect downstream properties from
damages caused by alteration of the drainage patterns, i.e., concentration or
diversion of flow. Protection shall be provided by constructing adequate drainage
facilities including enlarging existing facilities and/or by securing a drainage
easement. All drainage easements shall be shown on the final map and noted as
follows: "Drainage Easement - no building, obstructions, or encroachments by
landfills are allowed". The protection shall be as approved by the PW
Engineering Department.
159. DRAINAGE 2 - The land divider shall accept and properly dispose of all off-site
drainage flowing onto or through the site. In the event the PW Engineering
Department permits the use of streets for drainage purposes, the provisions of
Article XI of City adopted County Ordinance No. 460 will apply. Should the
quantities exceed the street capacity or the use of streets be prohibited for
drainage purposes, the sub-divider shall provide adequate drainage facilities
and/or appropriate easements as approved by the PW Engineering Department.
Prior to Map Recordation
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160. SUBMIT PLANS AND REPORTS - A copy of the project specific WQMP,
improvement plans, grading plans, BMP improvement plans and any other
necessary documentation along with supporting hydrologic and hydraulic
calculations (drainage report) shall be submitted to the PW Engineering
Department for review and approval. The plans must receive PW Engineering
Department approval prior to map recordation. Storm drain plans or improvement
plans for facilities proposed for ownership by the District shall receive meet
conditions required by the District.
161. ON-SITE EASEMENTS - Onsite drainage facilities located outside of road right
of way shall be contained within drainage easements shown on the final map. A
note shall be added to the final map stating, "Drainage easements shall be kept
free of buildings and obstructions".
162. OFF-SITE EASEMENTS – If needed, offsite drainage facilities shall be located
within dedicated drainage easements obtained from the affected property
owner(s). Document(s) shall be recorded and a copy submitted to the PW
Engineering Department prior to recordation of the final map. If the developer
cannot obtain such rights, the map should be redesigned to eliminate the need
for the easements.
163. WRITTEN PERMISSION TO GRADE - Written permission shall be obtained from
the affected property owners allowing the proposed grading and/or facilities to be
installed outside of the tract boundaries. A copy of the written authorization shall
be submitted to the PW Engineering Department for review and approval.
164. WATER OF THE U.S. - A portion of the proposed project may affect "waters of
the United States", "wetlands" or "jurisdictional streambeds", therefore, a copy of
appropriate correspondence and necessary permits, or correspondence showing
the project to be exempt from those government agencies from which approval is
required by Federal or State law (such as Corps of Engineers 404 permit or
Department of Fish and Game 1603 agreement) should be provided to the PW
Engineering Department prior to the recordation of the final map.
165. BMP MAINTENANCE AND INSPECTION - The developer shall identify a viable
maintenance entity that will inspect and maintain all structural BMP's within the
project boundaries. The maintenance entity shall also be responsible for all catch
basins proposed to be built by this project.
166. ADP FEES - A notice of drainage fees shall be placed on the environmental
constraint sheet and final map. The exact wording of the note shall be as follows:
NOTICE OF DRAINAGE FEES
Notice is hereby given that this property is located in the Homeland/Romoland
Area Drainage Plan which was adopted by the Board of Supervisors of the
County of Riverside pursuant to Section 10.25 of Ordinance 460 and Section
66483, et seq, of the Government Code and that said property is subject to fees
for said drainage area. Notice is further given that, pursuant to Section 10.25 of
Ordinance 460, payment of the drainage fees shall be paid with cashier's check
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or money order only to the Riverside County Flood Control and Water
Conservation District at the time of issuance of the grading or building permit for
said parcels, whichever occurs first, and that the owner of each parcel, at the
time of issuance of either the grading or building permit, shall pay the fee
required at the rate in effect at the time of issuance of the actual permit.
167. ITEMS TO ACCEPT FACILITY - Inspection and maintenance of the flood control
facility(s) to be constructed with this tract must be performed by either the City of
Menifee or the Flood Control District. The developer must request in writing that
one of these agencies accept the proposed system.
The request to the District shall note the project number, location, briefly describe
the system (sizes and lengths) and include an exhibit that shows the proposed
alignment. The request shall be addressed to Jason E. Uhley, General Manager-
Chief Engineer, Attn: Mark Wills, Chief of Planning Division. If the District is
willing to maintain the proposed facility, four (4) items must be accomplished
prior to recordation of the final map or start of construction of the drainage facility:
1) The developer shall submit to the District the preliminary title reports, plats and
legal descriptions for all rights of way to be conveyed to the District and secure
that right of way to the satisfaction of the District
2) An agreement with the District and any maintenance partners must be
executed which establishes the terms and conditions of inspection, operation and
maintenance
3) Plans for the facility must be signed by the District's General Manager-Chief
Engineer. The plans cannot be signed prior to execution of the agreement.
4) All regulatory permits (and any attachments thereto, such as Habitat Mitigation
and Monitoring Plans and Conservation Plans/Easements) to be secured by the
developer shall be submitted to the District for review. The terms of the
regulatory permits shall be approved by the District prior to improvement plan
approval, map recordation or finalization of the regulatory permits. There shall be
no unreasonable constraint upon the District’s ability to operate and maintain the
flood control facility to protect public health and safety.
Prior to Grading Permit Issuance
168. MAP PHASING - If the map is to be constructed in phases, then each phase
shall be protected from the developed 100-year tributary storm flows. The
necessary water quality features to mitigate the impacts due to each phase shall
be constructed in accordance with the approved final water quality management
plan (WQMP). The construction and bonding of all necessary improvements
along with easements and/or permission from affected property owners to safely
collect and discharge the concentrated or diverted 100-year tributary flows of this
phase shall be required prior to the recordation of the final map.
169. ENCROACHMENT PERMIT REQUIRED – An Encroachment Permit may be
required for any work within District right of way or with District facilities. The
Encroachment Permit application shall be processed and approved concurrently
with the improvement plans.
170. EROSION CONTROL AFTER GRADING - Temporary erosion control measures
shall be implemented immediately following any grading to prevent deposition of
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debris onto downstream properties or drainage facilities. Plans showing these
measures shall be submitted to the PW Engineering Department for review and
approval.
171. ADP FEES – This development is located within the boundaries of the
Homeland/Romoland Area Drainage Plan (ADP) for which the Board of
Supervisors has adopted drainage fees pursuant to Ordinance 460. Applicable
ADP fees will be due (in accordance with the Rules and Regulations for
Administration of Area Drainage Plans) prior to issuance of permits for this
project. Although the current fee for this ADP is $21,052 per acre, the fee due will
be based on the fee in effect at the time of payment.
172. BMP FILTRATION - Impervious areas shall be graded or constructed to drain to
appropriate BMPs identified in the project’s approved WQMP.
173. INCREASED RUNOFF - A complete drainage study including, but not limited to,
hydrologic and hydraulic calculations for the proposed detention basin, shall be
submitted to the District for review and approval.
This special study shall require an additional review fee and the applicant should
contact the District's Plan Check section for the appropriate amount. The District
will schedule the review of this project upon receiving a warrant for this amount.
The District will establish a separate account for this case and credit the deposit
to it. The account will be debited based on the actual number of hours spent on
the project by District staff, including overhead. If additional funds are required,
an additional deposit will be requested. If the deposit exceeds the review costs,
the District will refund the excess.
Increased runoff mitigation basin criteria shall be as shown in attached Exhibit
"A" INTERIM CRITERIA FOR SIZING INCREASED RUNOFF DETENTION
FACILITIES. If the Riverside County Board of Supervisors approves an
increased runoff policy (which supersedes the above) prior to the submittal of the
complete drainage study, then the latter shall apply.
Prior to Certificate of Occupancy
174. BMP EDUCATION - The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of stormwater quality to all initial residents. The developer may obtain
NPDES Public Educational Program materials from the PW Engineering
Department-NPDES Group or directly from the Riverside County Flood Control
District. Please provide project number, number of units and location of
development.
The developer must provide to the PW Engineering Department a notarized
affidavit stating that the distribution of educational materials to the tenants is
assured prior to the issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the project’s approved Water
Quality Management Plan (WQMP). The PW Engineering Department MUST
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also receive the original notarized affidavit with the plan check submittal in order
to clear the appropriate condition. Placing a copy of the affidavit without
submitting the original will not guarantee clearance of the condition.
175. FACILITY COMPLETION - The City of Menifee will not release occupancy
permits for any lot tributary to Line A within the map or map phase until Line A
and A-2 are functional.
176. OBTAIN LOMR-F – If the proposed project area is has not been removed from
the flood plain via the RCFC LOMR for Line-A construction, a Letter of Map
Revision based on fill (LOMR-F) shall be obtained from FEMA for all lots built
within the floodplain.
177. BLOCK WALL – ANTI-GRAFFITI - The land divider/permit holder shall construct
an approximately 450 foot long aesthetic wall along the east side of Antelope
Road between Street "C" and Antelope Road's intersection with Rouse Road.
The required wall shall be subject to the approval of the PW Engineering
Department. An anti-graffiti coating shall be provided on all block walls, and
written verification from the developer shall be provided to the PW Engineering
Department. On Rouse Road and on Antelope Road west of Rouse Road,
reverse frontages rather than sound walls shall be used.
D. STREET IMPROVEMENTS AND DEDICATIONS
178. The project development shall comply with the traffic mitigation measures
identified in the draft Traffic Impact Analysis (TIA) Report for Tentative Tract Map
No. 29835, dated May 16, 2017 prepared by Urban Crossroads. The Public
Works Department – Traffic Engineering has reviewed the TIA and has generally
concurred with its findings. The development shall comply with the traffic
mitigation measures identified in the following Conditions of Approval. The TIA
shall be formally approved prior to Final Engineering plans.
As part of these conditions, the owner/developer shall provide a TIA Addendum
for a study of the intersection of McCall Boulevard and Oak Hurst Avenue. The
Addendum shall be completed and approved prior to approval of Final
Engineering plans.
179. Transportation Analysis Phasing – For transportation analysis purposes, the
TIA assumed the Project will develop in two phases:
Phase I – 2019 Opening Year for 80 single family homes
Phase II – 2021 Opening Year for remaining 434 single family homes and a 9.17-
acre park
180. Street Design Standards – Street improvements shall conform to all applicable
City Design Standards and Specifications, City adopted Riverside County
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Ordinance 461, and all other relevant laws, rules and regulations governing
street construction in the City.
Prior to Map Recordation
181. IMPROVEMENT PLANS - Improvement plans for the required improvements
must be prepared and shall be based upon a design profile extending a minimum
of 300 feet beyond the project boundaries at a grade and alignment as approved
by the PW Engineering Department. Completion of road improvements does not
imply acceptance for maintenance by the City of Menifee.
182. MEET CURRENT STANDARDS – The developer shall meet all applicable City
standards and County standards, as determined by the City Engineer.
183. OFF-SITE INFO - The off-site rights-of-way required for said access road(s) shall
be accepted to vest title in the name of the public if not already accepted.
184. EASEMENTS - Any easement not owned by a public utility, public entity or
subsidiary, not relocated or eliminated prior to final map approval, shall be
delineated on the final map in addition to having the name of the easement
holder, and the nature of their interests, shown on the map.
185. ACCESS RESTRICTION - Lot access shall be restricted on Rouse Road,
Antelope Road, Palomar Road and Street "M" and so noted on the final map.
186. STREET NAME SIGN - The land divider shall install street name sign(s) in
accordance with City of Menifee standards and specifications as directed by the
PW Engineering Department.
187. LANDSCAPING - The project proponent shall comply in accordance with
landscaping requirements within public road rights-of-way, in accordance with
City adopted County Ordinance 461. Landscaping shall be required within
Antelope Road and Rouse Road. Landscaping plans shall be submitted on
standard City plan sheet format (24" X 36"). Landscaping plans shall be
submitted with the street improvement plans. If landscaping maintenance is to be
annexed to a citywide CFD or City administered Landscaping and Lighting
Maintenance District, landscaping plans shall depict ONLY such landscaping,
irrigation and related facilities as are to be placed within the public road rights-of-
way.
188. LANDSCAPING – GENERAL PLAN - The applicant shall comply with the
parkway landscaping requirements of City adopted County Ordinance 461 for all
General Plan Circulation Element roads. Landscaping shall be installed along
Rouse Road and Antelope Road, and shall be maintained by annexation into City
CFD2015-2. Landscaping plans shall be submitted with the street improvement
plans for approval.
189. ASSESSMENT DISTRICT - Should this project lie within any assessment/benefit
district, the applicant shall, prior to recordation, make application for and pay for
their reapportionment of the assessments or pay the unit fees in the benefit
district unless said fees are deferred to building permit.
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190. SOILS - The developer/owner shall submit a preliminary soils and pavement
investigation report addressing the construction requirements within the road
right-of-way.
191. INTERSECTION/50’ TANGENT - All centerline intersections shall be at 90
degrees, plus or minus 5 degrees, with a minimum 50' tangent, measured from
flowline/curb face or as approved by the PW Engineer.
192. Streetlight Design as LS-3 Rate Lights – All public streetlights, other than
traffic signal safety lights, shall be designed as LS-3 rate lights in accordance
with approved City standards and specifications, and as determined by the PW
Director.
193. Onsite and Offsite Public Streetlights Ownership and Maintenance – All
proposed public street lights shall be designed in accordance with City approved
standards and specifications, as determined and approved by the PW Director.
Unless determined otherwise by the PW Director/City Engineer, the City shall
have ownership and maintenance of all proposed public street lights and
associated appurtenances, and therefore shall be provided with adequate service
points for power. The design shall be incorporated in the project’s street
improvement plans or in a separate street light plan or as determined and
approved by the PW Director.
194. Public Streetlights Service Point Addressing - The developer shall coordinate
with the PW Department and with Southern California Edison the assignment of
addresses to public street light service points. These service points shall also be
owned by the City and shall be located within the public right of way or within
duly dedicated public easements.
195. CORNER CUT-BACK - All corner cutbacks shall be applied per City adopted
Standard 805 and Ordinance 461, except for corners at Entry streets intersecting
with General Plan roads, which shall be applied per City General Plan guidelines.
196. TRAFFIC SIGNAL DESIGN – (As previously conditioned by the County of
Riverside) The project proponent shall be responsible for the design of a traffic
signal at the intersection of:
-Antelope Road and McCall Boulevard with fee credit eligibility.
-Antelope Road (Rouse Road) and Antelope Road (Street "L") with
reimbursement eligibility or as approved by the PW Engineering Department.
The project proponent shall contact the Transportation Department and enter into
an agreement for signal mitigation fee credit or reimbursement prior to start of
construction of the signal (s). All work shall be pre-approved by and shall comply
with the requirements of the Transportation Department and the public contract
code in order to be eligible for fee credit of reimbursement.
197. UTILITY PLAN - Electrical power, telephone, communication, street lighting, and
cable television lines shall be designed to be placed underground in accordance
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with City adopted County Ordinance 460 and 461, or as approved by the PW
Engineering Department. The applicant is responsible for coordinating the work
with the serving utility company. This also applies to existing overhead lines
which are 33 kilovolts or below along the project frontage and between the
nearest poles offsite in each direction of the project site. A disposition note
describing the above shall be reflected on design improvement plans whenever
those plans are required. A written proof for initiating the design and/or
application of the relocation issued by the utility company shall be submitted to
the PW Engineering Department for verification purposes.
198. Sight Distance Analysis – Sight distance analysis shall be conducted at all
project roadway entrances for conformance with City sight distance standards.
The analysis shall be reviewed and approved by the PW Director, and shall be
incorporated in the final the grading plans, street improvement plans, and
landscape improvement plans.
199. Traffic Signal Control Devices - All new traffic signals and traffic signal
modifications required for construction by this development shall include traffic
signal communication infrastructure, network equipment, and Advanced Traffic
Management System (ATMS) license software. Said traffic signal control devices
shall be submitted with the traffic signal design plans, and shall be approved by
the PW Director, prior to testing of new traffic signal. Traffic signal poles shall be
placed at ultimate locations when appropriate.
200. Traffic Signal Timing Plans - Traffic signal timing plans for new and or modified
signalized intersections shall be submitted with the traffic signal design plans and
shall be approved by the PW Director prior to installation and testing of new
signal.
201. Signing and Striping Plan – Prior to issuance of a construction permit, any
necessary signing and striping plan shall be approved by the PW Director in
accordance with City ordinances, standards and specifications, and with the
latest edition of the CAMUTCD.
202. Intersection Geometrics – All temporary/final intersection geometrics may be
modified in final engineering as approved by the PW Director.
203. Fair Share Cost Estimates - The fair share cost estimates for signal
modifications and geometric improvements shall be based on conceptual
exhibits. The conceptual exhibits shall show the proposed improvements
overlaid onto the existing roadway to determine the construction cost of said
improvement.
204. Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner shall submit to the Public Works
Engineering Department for review and approval, a Construction Traffic Control
Plan in compliance with the development’s FEIR, all applicable City ordinances,
standards and specifications, and the latest edition of the CAMUTCD. The traffic
control plan shall address impacts from construction vehicular traffic, noise, and
dust and shall include measures to mitigate these effects. The plan shall include
the following:
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a. The estimated day(s), time(s) and duration of any lane closures that are
anticipated to be required by Project construction.
b. Safety measures such as, but not limited to, signage, flagmen, cones,
advance community notice, or other acceptable measures to the
satisfaction of the Public Works Engineering Department. The purpose of
the measures shall be to safely guide motorists, cyclists, and pedestrians,
minimize traffic impacts and ensure the safe and even flow of traffic
consistent with City level of service standards and safety requirements.
c. A notification to the Public Works Department at least five (5) business
days in advance of any planned lane closure that will be caused by
Project construction. The City shall evaluate any other known lane
closures, construction activities, or special events that may conflict with
the Project’s scheduled lane closure or create additional impacts to traffic
flow; and, if deemed necessary by the Public Works Department, the
Project’s lane closure may be postponed or rescheduled.
Prior to Building Permit Issuance
205. GARAGE DOORS - Garage door setbacks for all residential zones shall be 20
feet for roll up doors, measured from the street right-of-way to the face of garage.
If conventional swing out doors are used, an additional 4 feet will be required.
Side entry garages shall comply with minimum building setback requirements.
Prior to Certificate of Occupancy
206. 80% COMPLETION - Except for occupancies related to completion of drainage
facilities required to be completed under the “Drainage” section of these
conditions, occupancy releases will not be issued to Building and Safety for any
lot exceeding 80% of the total recorded residential lots within all construction
phases of the project, prior to completion of the following improvements: a)
Primary and Alternate (secondary) access roads shall be completed and paved
to finish grade according to the limits indicated in the improvement plans and as
noted elsewhere in these conditions. b) Interior roads shall be completed and
paved to finish grade according to the limits indicated in the improvement plans
and as noted elsewhere in these conditions. All curbs, gutters, sidewalks and
driveway approaches shall be installed. c) Storm drains and flood control facilities
shall be completed according to the improvement plans and as noted elsewhere
in these conditions. Written confirmation of acceptance for use by the Flood
Control District, if applicable, is required. d) Water system, including fire
hydrants, shall be installed and operational, according to the improvement plans
and as noted elsewhere in these conditions. All water valves shall be raised to
pavement finished grade. Written confirmation of acceptance from water
purveyor is required. e) Sewer system shall be installed and operational
according to the improvement plans and as noted elsewhere in these conditions.
All sewer manholes shall be raised to pavement finished grade. Written
confirmation of acceptance from sewer purveyor is required. f) Landscaping and
irrigation, water and electrical systems shall be installed and operational in
accordance with City adopted County Ordinance 461.
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207. STREET LIGHTS INSTALL - Install streetlights along the streets associated with
the development in accordance with the approved street lighting plan and City of
Menifee standard plans and specifications. Street light annexation into the
citywide CFD, as approved by the PW Engineering Department, shall be
completed. It shall be the responsibility of the Developer to ensure that
streetlights are energized along the streets of those lots where the Developer is
seeking Building Final Inspection (Occupancy).
208. WRCOG TUMF – Prior to the issuance of an occupancy permit, the project
proponent shall pay the Transportation Uniform Mitigation Fee (TUMF) in
accordance with the fee schedule in effect at the time of issuance, pursuant to
City adopted County Ordinance No. 824.
209. LANDSCAPING – Prior to issuance of an occupancy permit, the project
proponent shall complete annexation into a City administered landscaping and
lighting maintenance district, County Service Area and/or a Community Facilities
District as approved by the PW Engineering Department for continuous
landscape maintenance within public road rights-of-way, in accordance with City
adopted County Ordinance 461.
210. GRAFFITI ABATEMENT – Prior to issuance of an occupancy permit the project
proponent shall complete annexation into a City administered landscaping and
lighting maintenance district, County Service Area and/or a Community Facilities
District for graffiti abatement of walls and other permanent structures along City
maintained road rights-of-way.
211. MINIMUM STANDARDS MET – The developer shall meet all current City of
Menifee street improvement standards and specifications. No modified street
sections will be permitted.
212. INTERIM CONDITIONS – The developer shall provide adequate interim
conditions for all streets constructed to support Phase I construction. No street
shall be constructed without adequate turn around for emergency vehicular
access.
Prior to Issuance of First Certificate of Occupancy for Phase 1:
213. Antelope Road between McCall Boulevard and Chambers Avenue – The
developer/property owner shall construct partial width street improvements for
Antelope Road between McCall Boulevard and Chambers Avenue. A total width
of 32’ shall be paved to allow for a minimum of one lane in each direction.
214. Antelope Road between Chambers Avenue and Northern Phase 1 Boundary
– The developer/property owner shall construct ultimate half width street
improvements including raised median and Class II Bike Lane for Antelope Road
between Chambers Avenue and the Northern Phase 1 Boundary. Antelope
Road is considered a Major roadway (118’ R/W) per the City’s adopted General
Plan.
215. Chambers Avenue between Antelope Road and Eastern Phase 1 Boundary
– The developer/property owner shall construct ultimate full width street
improvements for Chambers Avenue between Antelope Road and the Eastern
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Phase 1 Boundary. Chambers Avenue is considered a Local Street (60’ R/W) per
the adopted City General Plan.
216. Intersection of Antelope Road and Chambers Avenue – The
developer/property owner shall construct the required widening improvements at
the intersection of Antelope Road and Chambers Avenue with the following
geometrics:
Northbound: One shared through-right turn lane.
Southbound: One left turn lane. One through-right turn lane. The left turn
pocket shall have 200’ of storage
Eastbound: N/A
Westbound: One shared left-right turn lane. Stop controlled.
Additional Right-of-Way may need to be obtained in order to provide proper lane
alignments across the intersecetion.
217. Intersection of Antelope Road and Street “C” – The developer/property owner
shall construct the required widening improvements at the intersection of
Antelope Road and Street “C” with the following geometrics:
Northbound: One through lane. One shared through-right turn lane.
Southbound: One through lane.
Eastbound: N/A
Westbound: One right turn lane. Stop controlled.
218. Intersection of Chambers Avenue and Street “II” – The developer/property
owner shall construct the required widening improvements at the intersection of
Chambers Avenue and Street “G” with the following geometrics:
Northbound: N/A
Southbound: One shared left-right turn lane. Stop controlled.
Eastbound: One shared left-through lane.
Westbound: One shared through-right turn lane.
219. Traffic Signal at the intersection of Antelope Road and McCall Blvd – The
developer/property owner shall construct a traffic signal and the required
intersection improvements at Antelope Road and McCall Boulevard with the
following geometrics:
Northbound: One left turn lane. One shared through-right turn lane. The left
turn pocket shall have 100’ of storage.
Southbound: One left turn lane. One shared through-right turn lane. The left
turn pocket shall have 200’ of storage.
Eastbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 350’ of storage
Westbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 100’ of storage.
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220. Internal Roadways within Phase 1 boundaries – The developer/property
owner shall construct the required full width street improvements on all other
internal roads within Phase 1.
221. Cost Participation through Payment of TUMF and DIF for Offsite
Improvements – The developer/property owner’s TUMF and DIF payment
obligations shall be considered as cost participation for Project’s required offsite
improvements only when the offsite improvements for which credits are claimed,
are eligible TUMF and/or DIF facilities at the time of TUMF and DIF payments.
Prior to Issuance of First Certificate of Occupancy for Phase 2:
222. Antelope Road between Northern Phase 1 Boundary and Street “L” /
Antelope Road – The developer/property owner shall construct ultimate full
width street improvements including raised median and Class II Bike Lane for
Antelope Road between Northern Phase 1 Boundary and Street “L” / Antelope
Road. Antelope Road is considered a Major roadway (118’ R/W) with a divided
median per the City’s adopted General Plan. Developer shall obtain necessary
Right-of-Way and provide appropriate transitions along the corridor.
223. Antelope Road between Rouse Road / Antelope Road and 600’ north of
Northern Phase 2 Boundary – The developer/property owner shall construct
ultimate full width street improvements for Antelope Road between Rouse Road /
Antelope Road and approximately 600’ north of the Northern Phase 2 Boundary
to the southern terminus of Antelope Rd per TM 29777. Antelope Road is
considered a Secondary roadway (100’ R/W) per the City’s adopted General
Plan. Developer shall obtain necessary Right-of-Way and provide appropriate
transitions along the corridor.
224. Rouse Road between Antelope Road / Street “L” and Palomar Road – The
developer/property owner shall construct ultimate full width street improvements
including raised median and Class II Bike Lane for Rouse Road between
Antelope Road / Street “L” and Palomar Road. Rouse Road is considered a
Major roadway (118’ R/W) with a divided median per the City’s adopted General
Plan.
225. Rouse Road between Palomar Road and Menifee Road – The
developer/property owner shall construct partial width street improvements for
Rouse Road between Palomar Road and Menifee Road. A total width of 32’ shall
be paved to allow for a minimum of one lane in each direction.
226. Palomar Road between Northern Phase 2 Boundary and Southern Phase 2
Boundary – The developer/property owner shall construct ultimate half width
street improvements including and Class III Bike Lane for Palomar Road
between Northern Phase 2 Boundary and the Southern Phase 2 Boundary.
Palomar Road is considered a Collector Street (74’ R/W) per the adopted City
General Plan.
227. Street “L” between Antelope Road / Rouse Road and Street “M” – The
developer/property owner shall construct ultimate full width street improvements
for Street “L” between Antelope Road / Rouse Road and Street “M”. Street “L” is
considered an Enhanced Local Street (66’ R/W) per the TIA.
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228. Street “M” between Rouse Road and Street “L” – The developer/property
owner shall construct ultimate full width street improvements for Street “M”
between Rouse Road and Street “L”. Street “M” is considered an Enhanced
Local Street (66’ R/W) per the TIA.
229. Intersection of Antelope Road and Street “R” – The developer/property owner
shall construct the required widening improvements at the intersection of
Antelope Road and Street “R” with the following geometrics:
Northbound: One left turn lane. Two through lanes.
Southbound: One through lane. One shared through-right turn lane.
Eastbound: One shared left-right turn lane. Stop controlled.
Westbound: N/A
230. Traffic Signal at the Intersection of Antelope Road / Rouse Road and
Antelope Road / Street “L” – The developer/property owner shall construct a
traffic signal (per previous County approved Conditions of Approval) and the
required intersection improvements at Antelope Road / Rouse Road and
Antelope Road / Street “L” with the following geometrics:
Northbound: One shared left-through-right turn lane.
Southbound: One left turn lane. One shared through-right turn lane. The left
turn pocket shall have 200’ of storage.
Eastbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
Westbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
231. Intersection of Antelope Road and Street “S” – The developer/property owner
shall construct the required widening improvements at the intersection of
Antelope Road and Street “S” with the following geometrics:
Northbound: One through lane. One shared through-right turn lane.
Southbound: One left turn lane. Two through lanes.
Eastbound: N/A
Westbound: One shared left-right turn lane. Stop controlled.
232. Intersection of Rouse Road and Street “AA” / Street “M” – The
developer/property owner shall construct the required widening improvements at
the intersection of Rouse Road and Street “A” / Street “M” with the following
geometrics:
Northbound: One shared through-right turn lane. Stop controlled.
Southbound: One shared through-right turn lane. Stop controlled.
Eastbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
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Westbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
233. Intersection of Rouse Road and Palomar Road – The developer/property
owner shall construct the required widening improvements at the intersection of
Rouse Road and Palomar Road with the following geometrics:
Northbound: One shared left-through-right turn lane. Stop controlled.
Southbound: One shared left-through-right turn lane. Stop controlled.
Eastbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
Westbound: One left turn lane. One shared through-right turn lane. The left
turn pocket shall have 200’ of storage.
Additional Right-of-Way may need to be obtained in order to provide proper lane
alignments across the intersection.
234. Intersection of Palomar Road and Street “B” – The developer/property owner
shall construct the required widening improvements at the intersection of
Palomar Road and Street “B” with the following geometrics:
Northbound: One shared left-through lane.
Southbound: One shared through-right turn lane.
Eastbound: One shared left-right turn lane. Stop controlled.
Westbound: N/A
235. Intersection of Palomar Road and Street “CC” – The developer/property
owner shall construct the required widening improvements at the intersection of
Palomar Road and Street “CC” with the following geometrics:
Northbound: One shared left-through lane.
Southbound: One shared through-right turn lane.
Eastbound: One shared left-right turn lane. Stop controlled.
Westbound: N/A
236. Intersection of Aspel Road and McCall Boulevard – The developer/property
owner shall construct the required widening improvements at the intersection of
Aspel Road and McCall Boulevard with the following geometrics:
Northbound: One right turn lane. Stop controlled.
Southbound: One right turn lane. Stop controlled.
Eastbound: One left turn lane. Two through lanes. One right turn lane.
Westbound: One left turn lane. One through lane. One shared through-right
turn lane.
237. Intersection of Menifee Road and SR-74 – The developer/property owner shall
construct the required widening improvements and traffic signal modification at
the intersection of Menifee Road and SR-74 with the following geometrics:
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Northbound: One left turn lane. One through lane. One right turn lane. The
left turn pocket shall have 350’ of storage.
Southbound: One left turn lane. One shared through-right turn lane. The left
turn pocket shall have 200’ of storage.
Eastbound: One left turn lane. One through lane. One shared through-right
turn lane.
Westbound: One left turn lane. One through lane. One shared through-right
turn lane.
238. Intersection of Menifee Road and Matthews Road – The developer/property
owner shall construct the required widening improvements at the intersection of
Menifee Road and Matthews Road with the following geometrics:
Northbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
Southbound: One left turn lane. One through lane. One shared through-right
turn lane. The left turn pocket shall have 200’ of storage.
Eastbound: One shared left-though-right turn lane.
Westbound: One shared left-though-right turn lane
239. Internal Roadways within Phase 2 boundaries – The developer/property
owner shall construct the required full width street improvements on all other
internal roads within Phase 2.
240. Fair Share Cost Participation for Off-site Improvements - The
developer/property owner shall pay fair share costs for off-site improvements as
detailed below. These fair shares are determined as follows:
a. Roadway geometric improvements to Sun City Boulevard and McCall
Boulevard at a fair share construction cost of 6.3% for the installation of a
Northbound left turn lane and a Southbound left turn lane. The existing
traffic signal shall be modified to provide the geometries above and an
overlap phase shall be implemented for the Northbound right turn.
b. Roadway geometric improvements to I-215 Southbound Ramps and
McCall Boulevard at a fair share construction cost of 13.7% for the
installation of a 3rd Eastbound through lane, 2nd Westbound left turn
lane, and a 3rd Westbound through lane. The existing traffic signal shall
be modified to provide the geometric improvements above.
c. Roadway geometric improvements to Encanto Drive and McCall
Boulevard at a fair share construction cost of 15.7% for the installation of
a Southbound shared left-through lane, a Southbound right turn lane, a
2nd Eastbound left turn lane, a 3rd Eastbound through lane, an
Eastbound right turn lane, and a 3rd Westbound through lane. The
existing traffic signal shall be modified to provide the geometric
improvements above.
d. Roadway geometric improvements to Menifee Road and SR-74 at a fair
share construction cost of 3.6% for the installation of a 2nd Eastbound left
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turn lane and a 2nd Westbound left turn lane. The existing traffic signal
shall be modified to provide the geometries above and an overlap phase
shall be implemented for the Northbound right turn.
e. Installation of a new traffic signal at Menifee Road and Matthews Road at
a fair share construction cost of 7.2%.
f. Roadway geometric improvements to Menifee Road and McCall
Boulevard at a fair share construction cost of 3.4% for the installation of a
2nd Northbound left turn lane, an Eastbound right turn lane, and a
Southbound left turn lane. The existing traffic signal shall be modified to
provide the geometries above and an overlap phase shall be
implemented for the Eastbound right turn.
E. NPDES AND WQMP
All City of Menifee requirements for NPDES and Water Quality Management Plans
(WQMP) shall be met per City of Menifee Municipal Code Chapter 15.01 for
Stormwater/Urban Runoff Management Program unless otherwise approved by the
Public Works Director/City Engineer. This project is required to submit a project
specific WQMP prepared in accordance with the latest WQMP guidelines approved
by the Regional Water Quality Control Board.
241. TRASH ENCLOSURES STANDARDS AND SPECIFICATIONS – Storm runoff
resulting in direct contact with trash enclosure, or wastewater runoff from trash
enclosure are prohibited from running off a site onto the City MS4 without proper
treatment. Trash enclosures in new developments and redevelopment projects
shall meet new storm water quality standards including:
a) Provision of a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b) Constructed of reinforced masonry without wooden gates. Walls shall be
at least 6 feet high.
c) Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d) All trash bins in the trash enclosure shall be leak proof with lids that are
continuously kept closed.
e) The enclosure area shall be protected from receiving direct rainfall or run-
on from collateral surfaces.
Any standing liquids within the trash enclosures without floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non-hazardous liquids without solid trash may be put in the
sanitary sewer as an option, in accordance with Eastern Municipal Water District
(EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to the
sanitary sewer may be constructed only after obtaining approval from EMWD.
This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use with a
2-inch or larger brass resettable combination lock. Only employees and
staff authorized by the enclosure property owner shall be given access.
This requirement may not be applicable to commercial complexes with
multiple tenants.
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b) A waterless trap primer shall be provided to prevent escape of gasses
from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection nearby
with an approved backflow preventer. The spigot shall be protected and
located at the rear of the enclosure to prevent damage from bins.
Prior to Issuance of Grading Permit
242. FINAL PROJECT SPECIFIC WATER QUALITY MANAGEMENT PLAN (FINAL
WQMP) – Prior to issuance of a grading permit, a FINAL project specific WQMP
in substantial conformance with the approved PRELIMINARY WQMP, shall be
reviewed and approved by the Public Works Engineering Department. Final
construction plans shall incorporate all of the structural BMPs identified in the
approved FINAL WQMP. The final developed project shall implement all
structural and non-structural BMPs specified in the approved FINAL WQMP. One
copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department. The FINAL WQMP
submittal shall include at the minimum the following reports/studies:
(a) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment Report as maybe
required by an approved ESA Phase I Study
Final construction plans shall incorporate all of the structural BMPs identified in
the approved FINAL WQMP. The final developed project shall implement all
structural and non-structural BMPs specified in the approved FINAL WQMP. One
copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department.
243. REVISING THE FINAL WQMP – In the event the Final WQMP requires design
revisions that will substantially deviate from the approved Prelim WQMP, a
revised or new WQMP shall be submitted for review and approval by the PW
Department. The cost of reviewing the revised/new WQMP shall be charged on a
time and material basis. The fixed fee to review a Final WQMP shall not apply,
and a deposit shall be collected from the applicant to pay for reviewing the
substantially revised WQMP.
244. WQMP RIGHT OF ENTRY AND MAINTENANCE AGREEMENT – Prior to, or
concurrent with the approval of the FINAL WQMP, the developer/property owner
shall record Covenants, Conditions and Restrictions (CC&R’s), or enter into an
acceptable Right of Entry and Maintenance Agreement with the City to inform
future property owners of the requirement to perpetually implement the approved
FINAL WQMP.
Prior to Issuance of Certificate of Occupancy
245. WQMP/BMP EDUCATION – Prior to issuance of Certificate of Occupancy, the
developer/project owner shall provide the City proof of notification to future
occupants of all non-structural BMP’s and educational and training requirements
for said BMP’s as directed in the approved WQMP. Acceptable proof of
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notification must be in the form of a notarized affidavit at the minimum. The
developer may obtain NPDES Public Educational Program materials from the
Riverside County Flood Control and Water Conservation District's (District)
NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us.
The developer must provide to the PW Engineering Department a notarized
affidavit stating that the distribution of educational materials to future homebuyers
has been completed prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the WQMP. The PW
Engineering Department MUST be provided with the original notarized affidavit
with plan check submittal in order to clear the appropriate condition. Placing a
copy of the affidavit without submitting the original will not guarantee clearance of
the condition.
246. INSPECTION OF BMP INSTALLATION - Prior to issuance of Certificate of
Occupancy, all structural BMPs included in the approved FINAL WQMP shall be
inspected for completion of installation in accordance with approved plans and
specifications, and the FINAL WQMP. The PW Stormwater Inspection team
shall verify that all proposed structural BMPs are in working conditions, and that
a hard copy and/or digital copy of the approved FINAL WQMP are available at
the site for use and reference by future owners/occupants. The inspection shall
ensure that the FINAL WQMP at the site includes the BMP Operation and
Maintenance Plan, and shall include the site for in a City maintained database for
future periodic inspection.
247. BMP MAINTENANCE & INSPECTION – If the development is establishing a
Homeowners Association (HOA The CC&R's for the development's Homeowners
Association (HOA) shall contain inspection provisions for any privately owned
treatment control BMPs, and if required, cleaned no later than any major rain
event. The CC&R's shall identify the entity that will inspect and maintain all
privately owned structural BMP's within the project boundaries. A copy of the
CC&R's shall be submitted to the PW Engineering Department for review and
approval.
F. WASTE MANAGEMENT
Prior to Building Permit Issuance
248. WASTE RECYCLING PLAN - Prior to the issuance of a building permit for each
building, a Waste Recycling Plan (WRP) shall be submitted to the City of Menifee
PW Engineering Department for approval. At a minimum, the WRP must identify
the materials (i.e., concrete, asphalt, wood, etc.) that will be generated by
construction and development, the projected amounts, the measures/methods
that will be taken to recycle, reuse, and/or reduce the amount of materials, the
facilities and/or haulers that will be utilized, and the targeted recycling or
reduction rate. During project construction, the project site shall have, at a
minimum, two (2) bins; one for waste disposal and the other for the recycling of
Construction and Demolition (C&D) materials. Additional bins are encouraged to
be used for further source separation of C&D recyclable materials. Accurate
record keeping (receipts) for recycling of C&D recyclable materials and solid
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waste disposal must be kept. Arrangements can be made through the franchise
hauler.
The applicant shall provide documentation to the Community Development
Department to verify that PW Engineering has approved the plan prior to
issuance of a building permit.
249. SWRCB, TRASH AMENDMENTS - State Water Resources Control Board,
Resolution 2015-0019, an amendment to the Water Quality Control Plan for
ocean waters of California to control trash, and Part 1 Trash Provisions of the
Water Quality Control Plan for inland surface waters, enclosed bays, and
estuaries of California, shall be adhered to with implementation measures, prior
to building permit issuance.
250. CATCH BASINS - All proposed new catch basins or existing catch basins to be
modified by this development shall be equipped with full trash capture
mechanisms. The mechanisms shall be per City standards or as approved by the
PW Engineering Department.
Prior to Certificate of Occupancy
251. WASTE MANAGEMENT CLEARANCE - Prior to issuance of an occupancy
permit for each building, evidence (i.e., receipts or other type of verification) shall
be submitted to demonstrate project compliance with the approved WRP to the
PW Engineering Department in order to clear the project for occupancy permits.
Receipts must clearly identify the amount of waste disposed and Construction
and Demolition (C&D) materials recycled.
G. CITYWIDE COMMUNITY FACILITIES DISTRICT (CFD2015-2)
252. ANNEXATION INTO CITYWIDE MAINTENANCE CFD - Prior to City
incorporation, this development has been conditioned to annex into the Riverside
County Transportation and Land Management Agency (TLMA) Consolidated
Landscape and Lighting Maintenance District (L&LMD) 89-1C, and the Riverside
County Economic Development Agency’s (EDA) County Service Area (CSA)
152. These entities were to provide maintenance services of certain public
facilities that will benefit the proposed development. The City of Menifee has now
taken over the administration of these two special districts only for annexed
properties within City boundaries. Although the City has now oversight on the
assessment of this project under these Districts, annexations into these Districts
are no longer accepted. The development is proposing construction of certain
facilities that will eventually become public, or provision of certain public services.
These include water quality basins, streets, landscape, streetlights, and traffic
signals, the City has established a citywide Community Facilities District (CFD
2015-2) that can provide maintenance services to these proposed public facilities
including graffiti abatement that are either equivalent or beyond the services
provided by the L&LMD or the CSA. This development will be conditioned to
annex into the City CFD 2015-2
Prior to Map Recordation
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253. ANNEXATION TO THE CITYWIDE COMMUNITY FACILITIES DISTRICT (CFD)
2015-2 – Prior to, or concurrent with the recordation of a final map, the
developer/property owner shall complete the annexation of the proposed
development, into the boundaries of the City of Menifee citywide Community
Facilities Maintenance District (Services) CFD 2015-2. The citywide CFD shall be
responsible for:
The maintenance of public improvements or facilities that benefit this
development, including but not limited to, public landscaping, streetlights, traffic
signals, streets, drainage facilities, water quality basins, graffiti abatement, and
other public improvements or facilities as approved by the PW Director. The
developer/property owner shall be responsible for all cost associated with the
annexation of the proposed development in the citywide CFD.
254. LANDSCAPE IMPROVEMENT PLANS FOR CFD MAINTENANCE –
Landscape improvements within public ROW and/or areas dedicated to the City
for the citywide CFD to maintain shall comply with City landscape design
guidelines and standards. Plans shall be prepared on a separate City CFD plans
for review and approval by the PW Engineering Department, and the Community
Services Department. The plans may be prepared for each map phase or as one
plan for the entire development as determined by the PW Director. When
necessary as determined by the PW Director, a separate WQMP construction
plan on City title block maybe required for review and approval by the PW
Engineering Department prior to issuance of a grading permit.
255. CFD LANDSCAPE GUIDELINES AND IMPROVEMENT PLANS – All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement plans
shall be reviewed and approved by the PW Engineering Department prior to
issuance of a construction permit.
256. PARKWAY LANDSCAPING DESIGN STANDARDS – The parkway areas
behind the street curb within the public’s right-of-way, shall be landscaped and
irrigated per City standards and guidelines.
257. CFD LANDSCAPE GUIDELINES AND IMPROVEMENT PLANS – All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement plans
shall be reviewed and approved by the PW Engineering Department prior to
issuance of a construction permit.
258. MAINTENANCE OF CFD ACCEPTED FACILITIES – All landscaping and
appurtenant facilities to be maintained by the citywide CFD 2015-2 shall be built
to City standards. The developer shall be responsible for ensuring that
landscaping areas to be maintained by the CFD have its own controller and
meter system, separate from any private controller/meter system.
H. FEES, DEPOSITS, AND DEVELOPMENT IMPACT FEES
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259. FEES AND DEPOSITS – Prior to approval of final maps, grading plans,
improvement plans, issuance of building permits, and/or issuance of certificate of
occupancy, the developer/property owner shall pay all fees, deposits as
applicable. These shall include the regional Transportation Uniform Mitigation
Fee (TUMF), any applicable Traffic Signal Mitigation Fees, Development Impact
Fees (DIF), and any applicable regional fees. Said fees and deposits shall be
collected at the rate in effect at the time of collection as specified in current City
resolutions and ordinances.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
260. West Fire Protection Planning Office Responsibility. It is the responsibility of
the recipient of these Fire Department conditions to forward them to all interested
parties. The building case number is required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Fire
Protection Planning Division at 2300 Market St. Suite 150, Riverside, CA
92501. Phone: (951) 955-4777, Fax: (951) 955-4886.
261. City Case Statement. With respect to the conditions of approval for the
referenced project, the Fire Dept. requires the following fire protection measures
be provided in accordance with Riverside County Ordinances and / or recognized
fire protection standards.
262. Blue Dot Reflectors. Blue retro-reflective pavement markers shall be mounted
on private streets, public streets and driveways to indicate location of fire
hydrants, prior to installation, placement of markers must be approved by the
Riverside County Fire Dept.
263. Hydrant Fire Flow. Fire hydrants and fire flow: fire hydrant(s) shall be
capable of delivering a fire flow of 500 GPM at 20 PSI for 1 hr. as required
by California Fire Code and Riverside County Fire Department standards
within 600 feet of all portions of all structures.
264. Hydrant Spacing. An approved standard fire hydrant (6”x4”x2 ½”) shall be
located within 400 feet of all exterior portions of structures as measured along
approved vehicular travel way.
265. Address. The address will be clearly visible from public roadway, located no
more than 5 feet from access to the Parcel.
266. Fire Department Access. Fire Department apparatus access shall be provided
to within 150 feet of all portions of all buildings. Driveway loops, fire apparatus
access lanes and entrance curb radius should be designed to adequately allow
access of emergency fire vehicles.
Prior to Final Map
267. Water Plans. The applicant or developer shall furnish one copy of the water
system plans to the Fire Department for review. Plans shall be signed by a
registered civil engineer, containing a Fire Department approval signature block,
and shall conform to hydrant type, location, spacing and minimum fire flow. Once
plans are signed by the local water company, the originals shall be presented to
the Fire Department for signature.
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268. ECS - Water System Installed Prior to Bldg. ECS map must be stamped by
the Riverside County Surveyor with the following note:
The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible
building materials being placed on an individual lot.
269. ECS Fire Access. Ecs map must be stamped by the Riverside County Surveyor
with the following note:
Access will not have an up, or downgrade of more than 15%.(access will not be
less than 16' in width per the 997 UFC, Article 9, Section 902.2.2.1) and will have
a vertical clearance of vertical clearance of 15'. Access will be designed to
withstand the weight of 60 thousand pounds over 2 axles. Access will have a
turning radius of 5' capable of accommodating fire apparatus. Access to the open
space.
Prior to Issuance of Building Permit
270. Tract Water Verification. The required water system, including all fire
hydrant(s), shall be installed and accepted by the appropriate water agency and
the Riverside County Fire Department prior to any combustible building material
placed on an individual lot. Contact the Riverside County Fire Department to
inspect the required fire flow, street signs, all weather surface and all access
primary and/or secondary. Approved water plans must be on the job site.
271. Sprinkler System Residential. Residential fire sprinklers are required in all one
and two family dwellings per the California Residential code, California Building
Code and the California Fire Code. Install Fire Sprinkler Systems per NFPA
13D, 2013 Edition. Plans must be submitted to the Fire Department for review
and approval prior to building permit issuance.
Prior to Final Inspection
272. Sprinkler System Residential. Residential fire sprinklers are required in all one
and two family dwellings per the California Residential code, California Building
Code and the California Fire Code. Install Fire Sprinkler Systems per NFPA
13D, 2013 Edition. Installation of the fire sprinklers will be verified prior to
issuance of occupancy.
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Section V:
Riverside County Environmental
Health Conditions of Approval
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General Conditions
273. Eastern Municipal Water District. Eastern Municipal Water District (EMWD)
potable water service and sanitary sewer service is proposed. It is the
responsibility of the developer to ensure that all other requirements to obtain
potable water service and sanitary sewer service are met with EMWD, as well as,
all other applicable agencies.
274. Retention Basins. Any proposed retention basins shall be constructed and
maintained in a manner that prevents vector breeding and vector nuisance.
Prior to Final Map
275. Water System. A water system shall have plans and specifications approved by
Eastern Municipal Water District and the Department, the City Engineering
Department, of Environmental Health.
276. Financial Arrangements. Financial arrangements (securities posted) must be
made for the water improvement plans and be approved by City Attorney.
277. Sewer System. A sewer system shall have mylar plans and specifications as
approved by the Eastern Municipal Water District, the City Engineering
Department and the Department of Environmental Health.
278. Annexation. Annexation proceedings must be finalized with the applicable
purveyor for sanitation service.
279. Phase II. Prior to map recordation or grading permit issuance, whichever occurs
first, A Phase II Environmental Assessment is required to be completed for
pesticides or other hazardous materials used on the property. The results must
be reviewed by Haz Mat or other consultant acceptable to the City to verify that
the levels are below hazardous waste criteria.
Prior to Grading Permit Issuance
280. Phase II. Prior to map recordation or grading permit issuance, whichever occurs
first, A Phase II Environmental Assessment is required to be completed for
pesticides or other hazardous materials used on the property. The results must
be reviewed by Haz Mat or other consultant acceptable to the City to verify that
the levels are below hazardous waste criteria.
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Section VII:
Community Services Department
Conditions of Approval
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General Conditions
281. Park Annexation. All parklands must be annexed into a Communities Facilities District
or other acceptable mechanism as determined by the City of Menifee.
282. Trail Maintenance. The land divider, or any successor-in-interest to the land divider,
shall be responsible for maintenance and upkeep of any trail easement required under
these conditions until such time as the maintenance is taken over by a Communities
Facilities District or any other appropriate maintenance district.
283. Park Plans. Park plans must be consistent with the City of Menifee Municipal Code
Chapter 9.86 “Park Design, Landscaping and Tree Preservation”, the Park Development
Guidelines, Menifee Municipal Code Chapter 15.04 “Landscape Water Use Efficiency
Requirements” and Eastern Municipal Water District requirements.
Prior to Map Recordation
284. Trail Dedication. Prior to or in conjunction with the recordation of the final map, the
applicant shall offer for dedication to the City of Menifee trails along Rouse and Antelope
Roads. These trails shall be as shown on the final map and the approved trails plan.
Maintenance of the trails shall be provided through annexation to a Communities
Facilities District or other entity acceptable to the City of Menifee. The land divider, or
the land divider’s successors-in-interest or assignees, shall be responsible for the
maintenance of the trail easements until such time as the maintenance is taken over by
the appropriate maintenance district.
285. Trail Plans. The applicant shall submit a trails plan (minor plot plan application) to the
City of Menifee Community Development Department for review and approval prior to
recordation of the final map or prior to grading permit issuance, whichever occurs first.
This trails plan shall show the trail with all topography, grading, fencing, cross-sections,
street crossings and under crossings, signage (if appropriate), lighting and landscaping.
Trail crossings shall be located as indicated on the APPROVED TENTATIVE MAP.
286. Annexation into Park District. The land divider shall submit written proof to the
Community Development Department that the subject property has been annexed to
Communities Facilities District or other entity acceptable to the Community Development
Director.
Prior to Grading Permit Issuance
287. Trail Plans. The applicant shall submit a trails plan (minor plot plan application) to the
City of Menifee Community Development Department for review and approval prior to
recordation of the final map or prior to grading permit issuance, whichever occurs first.
This trails plan shall show the trail with all topography, grading, fencing, cross-sections,
street crossings and under crossings, signage (if appropriate), lighting and landscaping.
Trail crossings shall be located as indicated on the APPROVED TENTATIVE MAP.
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Prior to Issuance of Building Permit
288. Quimby Fees. Payment of in-lieu fees and/or dedication of parkland. The proposed
subdivision will fulfill Quimby obligations through the payment of in-lieu fees and/or
dedication of land for credit for onsite parks. Prior to the issuance of a building permit,
the City Manager or his/her designee shall determine the amount of Quimby Fees to be
paid by the subdivider, if any. Quimby fees shall be paid directly to the city prior to the
issuance of the first certificate of occupancy of any dwelling unit in the subdivision.
Prior to Final Inspection
289. Park Performance Securities. Prior to the issuance of the first certificate of occupancy
within the TR29835, the developer shall provide a sufficient surety, as determined by the
Community Services Director, to guarantee that the park improvements located within
the development. The surety shall be in an amount necessary to guarantee the
installation of plantings, irrigation system, walls and/or fences, recreation equipment and
other improvements in accordance with the approved parks plan. Securities may require
review by the City Attorney and other staff. Permit holder is encouraged to allow
adequate time to ensure that securities are in place. The performance security may be
released one year after structural final, inspection report, and the Six Month and One-
Year Post Establishment report confirms that the park, including all planting and
irrigation components have been adequately installed and maintained.
290. Quimby Fees. Evidence of payment of Quimby fees shall be provided to the city prior to
the issuance of the first certificate of occupancy of any dwelling unit in the subdivision.
The amount of Quimby fees paid shall be consistent with the amount determined by the
existing Quimby Agreement.
Prior to Issuance of a Given Building Permit
291. Park Plans. PRIOR TO THE ISSUANCE OF THE 128th building permit within TR29835,
detailed park construction plans (landscape, electrical, grading, irrigation, etc.) shall be
submitted to and approved by the Engineering Department and the Community Services
Department. The park plans shall include descriptions and placement of recreational
facilities and documentation evidencing a permanent maintenance mechanism for the
park and its facilities.
292. Park Construction. PRIOR TO THE ISSUANCE OF THE 257th building permit within
the TR29835 (all phases), the park shall be constructed and open to the public.
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The undersigned warrants that he/she is an authorized representative of the
project referenced above, that I am specifically authorized to consent to all of the
foregoing conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)